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Property profile & analytics
OFF-MARKET
Estimated value
$3,010,000
Assisted living facilities
200 Fountaingrove Pkwy Santa Rosa, CA 95403-5752
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4579847
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2016
Total area
39,659 SF
Lot
4.6 ac (200,375 SF)
APN
173-020-040-000
UPID
US09-4579847
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
-
The Vineyard at Fountaingrove Memory Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.01M
Owner & transaction history
Nancy Horton · 1 yrs held
Nancy Horton
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.9M
+42.7%
Retail stores
$4.1M
+20.5%
Medical building
$4.1M
+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 Santa Rosa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Rosa 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
by Request
ML approach
by Request
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)
$3,400,000
Current use
OFFICE BUILDING
$4,855,000
Change: +43% · Conversion: Difficult
RETAIL STORES
$4,100,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$4,090,000
Change: +20% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,935,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.01M
Range $2.71M – $3.31M · ±10%
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
$76 / 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
$186,927
Tax year 2024
Assessed value
$16,264,975
Assessed 2024
Previous assessed
$16,264,975
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$3,037,600
Assessed improvement
$13,227,375
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
2016
Heating
CENTRAL
Cooling
CENTRAL
Total area
39,659 SF
Lot
4.6 ac (200,375 SF)
APN
173-020-040-000
UPID
US09-4579847
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$3.4M
OFFICE BUILDING
Est. value
$4.9M
RETAIL STORES
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$4.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
RETAIL STORES
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2016
Heating
CENTRAL
Cooling
Yes
Lot
4.6 ac
Current owner
From public records · entity-resolved
Nancy Horton
Individual
Mailing address
7420 SW BRIDGEPORT RD STE #105, PORTLAND, OR 97224-7790
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
Jun 4, 2025
—
Nancy Horton
Kenneth Lee Thompson
Deed
—
Mar 12, 2025
$14,750,000
One Santa Rosa LLC
Fm Santa Rosa Investors LLC
Grant Deed
—
Jun 22, 2021
—
Fm Santa Rosa Investors LLC
—
Deed
related
$7,910,000 · Locust Point Private Credit Fund LP
Jul 10, 2020
—
Fm Santa Rosa Investors LLC
—
Deed
related
$8,820,000 · Locust Pt Pvt Credit Fund LP
Oct 18, 2018
—
Fm Santa Rosa Investors LLC
—
Deed
related
—
Oct 11, 2018
$3,755,500
Rhc Santa Rosa LLC
Fm Santa Rosa Investors LLC
Grant Deed
—
May 30, 2018
$2,300,000
Fm Santa Rosa Investors LLC
Brh LLC
Grant Deed
—
May 30, 2018
—
Fm Santa Rosa Investors LLC
—
Deed
related
—
Aug 22, 2014
$2,267,500
Brh LLC
Revx-mb10 INC
Grant Deed
—
Jul 18, 2014
$1,810,000
Revx-mb10 INC
Bertolone Family 1993 Trust P
Grant Deed
$2,000,000 · Mission 1031 Exchange LLC
Jun 25, 2009
—
Bertolone Family 1993 Trust
Carinalli,clement C & Ann M
Deed In Lieu Of Foreclosure
related
—
May 6, 2002
$1,375,000
Clement C Carinalli
Billa Enterpises LLC
Grant Deed
—
Jan 16, 2001
—
Billa Enterprises LLC
Patel,lallubhai G & Savitaben L
Grant Deed
related
—
—
—
Fm Santa Rosa Investors LLC
—
Deed Of Trust
related
—
—
—
Fm Santa Rosa Investors LLC
—
Deed Of Trust
related
$12,500,000 · Lancaster Pollard Mtg
—
—
Fm Santa Rosa Investors LLC
—
Deed Of Trust
related
$1,600,000 · Lancaster Pollard Mtg
—
—
Fm Santa Rosa Investors LLC
—
Loan Modification
related
$8,820,000 · Locust Pt Pvt Credit Fund LP
—
—
Clement C Carinalli
—
Deed Of Trust
related
$1,156,500 · Bertolone Trust
—
—
Fm Santa Rosa Investors LLC
—
Loan Modification
related
—
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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