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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Assisted living facilities
2015 Mt Diablo Blvd Walnut Creek, CA 94596-4301
Entity Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2161012
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1967
Construction
WOOD FRAME
Total area
20,660 SF
Lot
0.97 ac (42,253 SF)
APN
184-041-030-0
UPID
US10-2161012
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
-
Walnut Creek Willows Nursing Home Retirement Community
-
Razel & Ruztin LLC Charitable Organization Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$655k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$647k
Blend (final)
Blend
$650k
Owner & transaction history
Vsl LLC · 18 yrs held
Vsl LLC
since 2008
7 recorded transactions
Zoning & alternative use
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 Walnut Creek submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Walnut Creek 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
$655,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$650k
Range $585k – $715k · ±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
$31 / 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
$70,970
Tax year 2024
Assessed value
$5,141,776
Assessed 2024
Previous assessed
$5,141,776
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$2,531,023
Assessed improvement
$2,610,753
Applied tax rate
9.0000
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
1967
Construction
WOOD FRAME
Heating
NONE
Cooling
EVAPORATIVE
Buildings
3
Stories
1
Units
84
Rooms
96
Total area
20,660 SF
Lot
0.97 ac (42,253 SF)
APN
184-041-030-0
UPID
US10-2161012
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1967
Construction
WOOD FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
84
Rooms
96
Lot
0.97 ac
Current owner
From public records · entity-resolved
Vsl LLC
Entity
Mailing address
28450 FOX HOLW DR, HAYWARD, CA 94542-2245
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2018
—
Vsl LLC
—
Deed
related
$3,815,000 · Cathay Bank
Feb 12, 2008
$4,000,000
Vsl LLC
Ku,kyoung J & Jay H
Grant Deed
$2,450,000 · First Community Bank
May 2, 1994
$980,000
Gchg INC
Guardian Foundat
Grant Deed
—
Nov 12, 1991
$4,817,000
Foundat Guardian
Eskaton Properti
Grant Deed
—
—
—
Kyoung J Ku
—
Deed Of Trust
related
$2,500,000 · Imperial Thrift & Loan
—
—
Vsl LLC
—
Loan Modification
related
$2,579,245 · First Cmnty Bk
—
—
Eskaton Properti
—
Deed Of Trust
related
$40,700,000 · Office Of Statew
—
—
Kyong J Ku
—
Deed Of Trust
related
$2,000,000 · Civicbank Of Commerce
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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