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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Assisted living facilities
1520 Ventura Ave San Pablo, CA 94806-4017
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0060690
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1959
Construction
WOOD FRAME
Total area
6,052 SF
Lot
0.28 ac (12,000 SF)
Zoning code
R-3
APN
417-042-019-6
UPID
US09-0060690
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
$650k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$650k
Owner & transaction history
Ashley M Fernandez · 2 yrs held
Ashley M Fernandez
since 2024
Last sale
$650,000
7 recorded transactions
Zoning & alternative use
R-3 · San Pablo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
R-3 district. The R-3 multifamily residential district is intended to implement the medium-density multifamily residential land use designation in the general plan by providing opportunities for residential development characterized by a mix of housing types, including townhouses, apartments, and condominiums. The maximum density allowable in this district i…
Zone name
Multifamily Residential
General category
RESIDENTIAL
Zone area
135.21 ac
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 San Pablo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Pablo 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
$650,000
ML approach
$650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$650k
Range $585k – $715k · ±10% · vs last sale $650k (Jun 7 2024)
Last sale anchor
$650k
Jun 7 2024
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
$107 / 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
$18,181
Tax year 2024
Assessed value
$979,277
Assessed 2024
Previous assessed
$979,277
+0.0% YoY
Effective rate
1.86%
On assessed value
Assessed land
$312,545
Assessed improvement
$666,732
Applied tax rate
11.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
1959
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
1
Units
1
Rooms
1
Total area
6,052 SF
Lot
0.28 ac (12,000 SF)
Zoning code
R-3
APN
417-042-019-6
UPID
US09-0060690
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
R-3 · San Pablo, CAZoning R-3 · permitted uses
R-3 · San Pablo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
R-3 district. The R-3 multifamily residential district is intended to implement the medium-density multifamily residential land use designation in the general plan by providing opportunities for residential development characterized by a mix of housing types, including townhouses, apartments, and condominiums. The maximum density allowable in this district is twenty-four dwelling units per acre. Accessory dwelling units and accessory uses are also allowed. D.
Zone name
Multifamily Residential
General category
RESIDENTIAL
Zone area
135.21 ac
Building & site characteristics
From public records
Year built
1959
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
1
Units
1
Rooms
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Ashley M Fernandez
Individual
Free & Clear · 2 yrs held
Mailing address
1288 ASTORIA DR, FAIRFIELD, CA 94534-4323
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2025
—
Francis A Fernandez
—
Deed
related
$1,400,000 · Mission National Bank
Jun 7, 2024
—
Ashley M Fernandez
Marietta D Fernandez
Intrafamily Transfer
related
—
Sep 12, 2022
—
Marietta D Fernandez
Marietta D Fernandez
Intrafamily Transfer
related
$1,300,000 · Yosemite Capital LLC
Jun 20, 2018
—
Marietta D Fernandez
—
Deed
related
$750,000 · Yosemite Cap LLC
Sep 11, 2012
—
Marietta D Fernandez
Fernandez,marietta D
Quit Claim Deed
related
$100,000 · Lyubov Stanislavskaya
Dec 6, 2011
—
Marietta D Fernandez
Fernandez,roberto M
Quit Claim Deed
related
—
Nov 13, 2009
—
Roberto M Fernandez
Fernandez,benjamin M
Quit Claim Deed
related
—
Sep 22, 2003
$650,000
Benjamin M Fernandez
Pichary,tr
Grant Deed
$500,000 · Premier Bank
Aug 10, 1988
$194,500
Felipe Pichay JR.
House Of Prayer
Grant Deed
related
—
Apr 9, 1980
—
—
—
Grant Deed
related
—
Apr 14, 1976
—
Owner Name Unavailable
—
Grant Deed
related
—
—
—
Marietta D Fernandez
—
Deed Of Trust
related
$750,000 · Yosemite Cap LLC
—
—
Felipe Pichay JR.
—
Deed Of Trust
related
$350,000 · Bank Of Oakland
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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