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Property profile & analytics
OFF-MARKET
Estimated value
$3,075,000
Assisted living facilities
1907 Cavallo Rd Antioch, CA 94509-2713
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-2163353
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1965
Total area
8,388 SF
Lot
0.59 ac (25,630 SF)
Zoning code
R-3
APN
068-051-001-3
UPID
US10-2163353
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
-
Friendship Manor Senior Community Center
-
Friendship Care Home Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.94M
Blend (final)
Blend
$3.08M
Owner & transaction history
Vsp Care Home LLC
Vsp Care Home LLC
since 2025
Last sale
$3.1M
7 recorded transactions
Zoning & alternative use
R-3 · Antioch, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
CHAPTER 5: ZONING
Top alternative use upside
Restaurant
$3.7M
+20.2%
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 Antioch submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Antioch 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
$3,075,000
ML approach
$3,025,000
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)
$3,055,000
Current use
RESTAURANT
$3,670,000
Change: +20% · Conversion: Difficult
MEDICAL BUILDING
$3,045,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,920,000
Change: -4% · Conversion: Difficult
OFFICE BUILDING
$2,885,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$3.08M
Range $2.77M – $3.38M · ±10% · vs last sale $3.13M (Feb 10 2022)
Last sale anchor
$3.13M
Feb 10 2022
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
$367 / 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
$38,801
Tax year 2024
Assessed value
$3,251,250
Assessed 2024
Previous assessed
$3,251,250
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,040,400
Assessed improvement
$2,210,850
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
1965
Heating
NONE
Stories
1
Units
32
Rooms
32
Total area
8,388 SF
Lot
0.59 ac (25,630 SF)
Zoning code
R-3
APN
068-051-001-3
UPID
US10-2163353
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
R-3 · Antioch, CAZoning R-3 · permitted uses
R-3 · Antioch, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
CHAPTER 5: ZONING
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$3.1M
RESTAURANT
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE 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
1965
Heating
NONE
Stories
1
Units
32
Rooms
32
Lot
0.59 ac
Current owner
From public records · entity-resolved
Vsp Care Home LLC
Entity
Mailing address
9701 SARA ANN CT, DUBLIN, CA 94568-4241
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
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2025
$4,900,000
Vsp Care Home LLC
As Rcfe Properties LLC
Grant Deed
$3,388,000 · First Citizens Bank & Trust Co
Feb 10, 2022
$3,125,000
As Rcfe Properties LLC
Sdc Investments INC
Grant Deed
$2,655,000 · Pinnacle Bank
Jul 1, 2020
—
Sdc Investments
—
Deed
related
$2,141,000 · Harvest Small Busn Fin LLC
Jun 21, 2018
—
Sdc Investments
—
Deed
related
$1,325,000 · Tri Counties Bank
Jan 9, 2015
$1,100,000
Sdc Investments
Salus LLC
Grant Deed
$983,000 · Focus Business Bank
Mar 26, 2013
—
Salus LLC
Aloha Property LLC
Grant Deed
—
Feb 23, 2012
$275,000
Aloha Property LLC
Wells Fargo Bk NA
Grant Deed
—
Feb 19, 2010
$797,000
Wachovia Coml Mtg INC
Fidelity National Title Co
Trustees Deed
related
—
Nov 17, 2006
$2,425,000
John H Miffelton
Liwayway S Pena
Grant Deed
$1,212,500 · Wachovia Commercial Mortgage INC
Dec 7, 2001
$1,650,000
Liwayway S Pena
Stonawski Trust
Grant Deed
$1,000,000 · Exchange Holding Corp
May 26, 1995
—
Stonawski Trust
Stonawski,helmut & Adele
Quit Claim Deed
related
—
Jul 10, 1991
$131,500
Helmut Stonawski
Loudermilk,m.
Grant Deed
$300,000 · Individual
—
—
Sdc Investments
—
Deed Of Trust
related
$2,141,000 · Harvest Small Busn Fin LLC
—
—
Helmet W Stonawski
—
Deed Of Trust
related
$590,000 · Zions First National Bank
—
—
Liwwayway S Pena
—
Deed Of Trust
related
$925,000 · Roy Cook Realtors Pst
—
—
Liwayway S Pena
—
Deed Of Trust
related
$300,000 · Gil B & Remigia S Pena
—
—
Sdc Investments
—
Deed Of Trust
related
$1,325,000 · Tri Counties Bank
—
—
Liwayway S Pena
—
Deed Of Trust
related
$1,400,000 · Sonoma National Bank
—
—
Helmut Stonawski
—
Deed Of Trust
related
$25,000 · Individual
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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