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Property profile & analytics
OFF-MARKET
Estimated value
$1,405,000
Assisted living facilities
151 Sotoyome St Santa Rosa, CA 95405-4803
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-2230442
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1962
Construction
WOOD
Total area
20,944 SF
Lot
2.02 ac (87,991 SF)
APN
009-171-019-000
UPID
US09-2230442
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.41M
Owner & transaction history
St Joseph Health Nthrn Califor · 8 yrs held
St Joseph Health Nthrn Califor
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.3M
+29.0%
Auto repair, garage
$2.1M
+17.9%
Apartment house (5+ units)
$2.0M
+9.6%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Santa Rosa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Rosa submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,795,000
Current use
MEDICAL BUILDING
$2,315,000
Change: +29% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,120,000
Change: +18% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,970,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$1.41M
Range $1.26M – $1.55M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$67 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$1,086
Tax year 2024
Assessed value
$7,820,625
Assessed 2024
Previous assessed
$7,820,625
+0.0% YoY
Effective rate
0.01%
On assessed value
Assessed land
$1,645,162
Assessed improvement
$6,175,463
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1962
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
20,944 SF
Lot
2.02 ac (87,991 SF)
APN
009-171-019-000
UPID
US09-2230442
Jurisdiction
SONOMA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1962
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.02 ac
Current owner
From public records · entity-resolved
St Joseph Health Nthrn Califor
Individual
Mailing address
PO BOX 331848, NASHVILLE, TN 37203-7517
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 10, 2018
—
St Joseph Health Nthrn Califor
Santa Rosa Memorial Hospital
Quit Claim Deed
related
—
Oct 30, 2009
$5,250,000
Santa Rosa Memorial Hospital
Brookwood LLC
Grant Deed
—
Aug 21, 2000
—
Brookwood LLC
Brookwood Hospital Corp
Quit Claim Deed
related
—
Feb 20, 1998
—
Brookwood Hospital Corp
—
Deed Of Trust
related
$1,000,000 · Redwood Equities Inv LLC
—
—
Brookwood LLC
—
Deed Of Trust
related
$750,000 · Cattlemens Emp Psp
—
—
Brookwood Hospital Corp
—
Deed Of Trust
related
$300,000 · Robert E Richardson Psp
—
—
Brookwood LLC
—
Deed Of Trust
related
$720,000 · Robert E Richardson Md PC Psp
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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