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Property profile & analytics
OFF-MARKET
Estimated value
$1,425,000
Assisted living facilities
1850 Lk Blvd Redding, CA 96003-1232
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2982865
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1991
Construction
WOOD
Total area
8,605 SF
Lot
1.58 ac (68,824 SF)
APN
114-120-001-000
UPID
US10-2982865
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
-
New Vision Senior Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.43M
Owner & transaction history
Kenneth Wayne Williams · 3 yrs held
Kenneth Wayne Williams
since 2023
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.2M
+98.6%
Commercial (general)
$1.0M
+67.3%
Restaurant
$1.0M
+64.6%
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 Redding submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redding 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
$1,335,000
ML approach
$1,310,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,235,000
Change: +99% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,045,000
Change: +67% · Conversion: Difficult
RESTAURANT
$1,025,000
Change: +65% · Conversion: Difficult
MEDICAL BUILDING
$860,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$1.43M
Range $1.28M – $1.57M · ±10% · vs last sale $1.53M (Jan 13 2023)
Last sale anchor
$1.53M
Jan 13 2023
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
$166 / 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
$17,635
Tax year 2024
Assessed value
$1,595,188
Assessed 2024
Previous assessed
$1,595,188
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$390,430
Assessed improvement
$1,204,758
Applied tax rate
1.0000
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
1991
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
8,605 SF
Lot
1.58 ac (68,824 SF)
APN
114-120-001-000
UPID
US10-2982865
Jurisdiction
SHASTA
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
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.0M
RESTAURANT
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$860,000
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
RESTAURANT
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
1991
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
1.58 ac
Current owner
From public records · entity-resolved
Kenneth Wayne Williams
Individual
Mailing address
445 HEMSTED DR, REDDING, CA 96002-0143
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2023
—
Kenneth Wayne Williams
Evelyn J Lander
Intrafamily Transfer
related
—
Jul 25, 2018
—
Evelyn J Lander
—
Deed
related
$545,000 · Superior California Eco Dev
Aug 15, 2017
—
Balwinder S Attwal
Amber Oaks Associates INC
Quit Claim Deed
related
—
Aug 15, 2017
$1,530,000
Evelyn J Lander
Kulvir K Dhanda
Grant Deed
$758,600 · Golden Valley Bank
Nov 4, 2016
—
Kulvir K Dhanda
—
Deed
related
$70,000 · Dan Zuckerman Etal
Mar 14, 2006
—
Kulvir K Dhanda
Dhanda,parmjit S
Quit Claim Deed
related
—
Mar 14, 2006
$610,000
Kulvir K Dhanda
Childers,james D & Judith A
Grant Deed
$914,600 · Umpqua Bank
—
—
Kulvir K Dhanda
—
Deed Of Trust
related
$750,000 · Wrd Solo 401k Trust (ct)
—
—
Kulvir K Dhanda
—
Deed Of Trust
related
$750,000 · Private Individual
—
—
Evelyn J Lander
—
Deed Of Trust
related
$758,600 · Golden Vly Bk
—
—
Evelyn J Lander
—
Deed Of Trust
related
$545,000 · Superior California Eco Dev
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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