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Property profile & analytics
OFF-MARKET
Estimated value
$3,500,000
Assisted living facilities
17250 Vailetti Dr Sonoma, CA 95476-3328
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-0125241
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1906
Construction
TILT-UP CONCRETE
Total area
13,791 SF
Lot
2.35 ac (102,366 SF)
APN
056-121-040-000
UPID
US09-0125241
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
$3.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.50M
Owner & transaction history
Align Recovery Centers LLC · 2 yrs held
Align Recovery Centers LLC
since 2024
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.7M
+225.0%
Commercial (general)
$3.4M
+197.0%
Retail stores
$3.2M
+180.5%
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 Sonoma submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sonoma 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
$3,500,000
ML approach
$3,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,685,000
Change: +225% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,365,000
Change: +197% · Conversion: Difficult
RETAIL STORES
$3,180,000
Change: +180% · Conversion: Difficult
RESTAURANT
$2,860,000
Change: +152% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,530,000
Change: +123% · Conversion: Difficult
MEDICAL BUILDING
$2,525,000
Change: +123% · Conversion: Difficult
Blend value · Realmo final
$3.50M
Range $3.15M – $3.85M · ±10% · vs last sale $3.50M (Jun 28 2024)
Last sale anchor
$3.50M
Jun 28 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
$254 / 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
$59,535
Tax year 2024
Assessed value
$2,386,488
Assessed 2024
Previous assessed
$2,386,488
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$628,022
Assessed improvement
$1,758,466
Applied tax rate
158.0000
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
1906
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
NONE
Stories
2
Total area
13,791 SF
Lot
2.35 ac (102,366 SF)
APN
056-121-040-000
UPID
US09-0125241
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
OFFICE BUILDING
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$3.4M
RETAIL STORES
Est. value
$3.2M
RESTAURANT
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.5M
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
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
1906
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
2.35 ac
Current owner
From public records · entity-resolved
Align Recovery Centers LLC
Entity
Mailing address
17250 S VAILETTI DR, SONOMA, CA 95476-3328
Mailing matches property
Yes
Owner-occupied
Yes
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2024
—
Align Recovery Centers LLC
Align Recovery Holdings LLC
Lease
$1,077,000 · The Mortgage Capital Development Corp
Jun 28, 2024
$3,500,000
Align Recovery Holdings LLC
Nazareth Agua Caliente Villa LLC
Grant Deed
$1,750,000 · Exchange Bank
Jul 29, 2022
—
Nazareth Agua Caliente Villa LLC
—
Deed
related
$10,000 · Meriwest Cu
Dec 30, 2020
—
Nazareth Agua Caliente Villa LLC
—
Deed
related
$22,350,000 · Bank Leumi USA
Jan 30, 2020
—
Nazareth Agua Caliente Villa L
—
Deed
related
$2,500,000 · Eric & Lin Liu
Aug 2, 2018
—
Nazareth Agua Caliente Villa L
—
Deed
related
$2,000,000 · Bank Leumi USA
Mar 9, 2011
$1,900,000
Agua Caliente Villa L Nazareth
Penguin Asset LLC
Grant Deed
$1,710,000 · First Community Bank
Feb 14, 2011
$1,756,992
Penguin Asset LLC
First American Title Ins
Trustees Deed
related
—
Dec 18, 2007
—
Chednest LLC
Guo,chunlei
Grant Deed
—
Sep 28, 2007
$2,900,000
Chunlei Guo
Dawson T T & Loo J P Trust
Grant Deed
$1,450,000 · First Community Bank
Sep 28, 2007
—
Dawson Thomas T & Loo J Trust
Agua Caliente Villa I Assn
Grant Deed
—
Sep 23, 2003
—
Agua Caliente Villa I Assoc LP
Trebe,tr
Grant Deed
related
$1,170,000 · Sonoma National Bank
Apr 22, 2003
—
Colas,tr
Burbank Housing Development
Grant Deed
related
—
—
—
Nazareth Agua Caliente Villa L
—
Deed Of Trust
related
$2,500,000 · Eric & Lin Liu
—
—
Nazareth Agua Caliente Villa L
—
Deed Of Trust
related
$2,000,000 · Bank Leumi USA
—
—
Colas Trust
—
Deed Of Trust
related
$100,000 · Sonoma Valley Bank
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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