New search
Property profile & analytics
OFF-MARKET
Estimated value
$4,920,000
Assisted living facilities
16095 Church St, Morgan Hill, CA 95037-5413
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2714668
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1958
Construction
WOOD
Total area
6,000 SF
Lot
0.61 ac (26,500 SF)
Zoning code
R4
APN
817-04-020
UPID
US10-2714668
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
Current use
Occupant on record · Public records
-
Primavera Gardens Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.88M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.92M
Owner & transaction history
Talwinderdeep Kahlon · 1 yrs held
Talwinderdeep Kahlon
since 2025
Last sale
$5.0M
7 recorded transactions
Zoning & alternative use
R4 · Morgan Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Morgan Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Morgan Hill 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
$4,800,000
ML approach
$4,875,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.92M
Range $4.43M – $5.41M · ±10% · vs last sale $5.00M (Mar 11 2025)
Last sale anchor
$5.00M
Mar 11 2025
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
$820 / 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
$24,851
Tax year 2024
Assessed value
$2,144,401
Assessed 2024
Previous assessed
$2,144,401
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,179,420
Assessed improvement
$964,981
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
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
1958
Construction
WOOD
Heating
NONE
Stories
1
Units
15
Total area
6,000 SF
Lot
0.61 ac (26,500 SF)
Zoning code
R4
APN
817-04-020
UPID
US10-2714668
Jurisdiction
SANTA CLARA
Zoning & alternative use
R4 · Morgan Hill, CA
Zoning R4 · permitted uses
R4 · Morgan Hill, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Morgan Hill. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1958
Construction
WOOD
Heating
NONE
Stories
1
Units
15
Lot
0.61 ac
Current owner
From public records · entity-resolved
Talwinderdeep Kahlon
Individual
Mailing address
4125 BLACKFORD AVE #140, SAN JOSE, CA 95117-1701
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2026
—
Kahlon Talwinderdeep
—
Deed
related
$2,555,000 · First Citizens Bank And Trust Company
Mar 11, 2025
$5,000,000
Talwinderdeep Kahlon
Church Street Assisted Living LLC
Grant Deed
$2,500,000 · Talimar Income Fund I
Nov 1, 2023
—
Church Street Assisted Living LLC
—
Deed
related
$2,450,000 · 1st Capital Bank
Nov 25, 2019
$2,000,000
Church Street Assisted Living LLC
Marc Tognaccini
Grant Deed
$2,050,000 · Open Bank
Apr 24, 2019
—
Tognaccini Family Living Trust
Tognaccini,marc & Jean
Quit Claim Deed
related
—
Dec 12, 2018
—
Jean Tognaccini
—
Deed
related
$1,173,000 · Pinnacle Bk
Sep 14, 2018
—
Marc Tognaccini
—
Deed
related
$1,173,000 · Pinnacle Bank
Feb 3, 2006
$150,000
Marc Tognaccini
Harrison,elisa C
Quit Claim Deed
related
—
Oct 29, 2004
$1,500,000
Marc Tognaccini
Brown,emmanuel A & Erlinda P
Grant Deed
$1,000,000 · Innovative Bank
Oct 29, 2004
—
Elisa C Harrison
Bautista,florante
Grant Deed
related
—
Sep 16, 2002
$1,185,000
Emmanuel A Brown
Marquis Partnership
Grant Deed
$552,000 · E F Foley & Co INC
Nov 3, 2000
$750,000
Marquis Partnership
Cavalier Mortgage INC
Grant Deed
$552,000 · E F Foley & Co
Nov 3, 1999
$750,000
Cavalier Mortgage INC
Agmata-rivac,warlita A & Severin
Grant Deed
related
—
Jun 24, 1997
$720,000
Warlita A Rivac
Aganon,marino P & Ofeilia G
Grant Deed
$540,000 · Comerica Bank California
Jun 30, 1994
$650,000
Marino P Aganon
Ross,mary F
Grant Deed
$25,000 · Seller
Mar 1, 1990
$600,000
Mary Ross
Estate Of Pietro
Grant Deed
$550,000 · Individual
—
—
Marc Tognaccini
—
Deed Of Trust
related
$1,000,000 · Innovative Bank
—
—
Emmanuel A Brown
—
Deed Of Trust
related
$336,750 · Marquis Partnership
—
—
Emmanuel A Brown
—
Deed Of Trust
related
$106,250 · James Albertson
—
—
Marquis Partnership
—
Deed Of Trust
related
$25,000 · Inca Trust
—
—
Jean Tognaccini
—
Deed Of Trust
related
$1,173,000 · Pinnacle Bk
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 16095 Church St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
