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Property profile & analytics
OFF-MARKET
Estimated value
$2,675,000
Assisted living facilities
2030 23rd St Sacramento, CA 95818-1718
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3386804
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1935
Construction
WOOD
Total area
14,458 SF
Lot
0.44 ac (19,200 SF)
Zoning code
R-1B-SPD
APN
010-0103-025-0000
UPID
US09-3386804
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
-
Ivy Ridge Assisted Living Nursing Home Retirement Community
-
Premium Candles Online Store Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.93M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.82M
Blend (final)
Blend
$2.68M
Owner & transaction history
Reliance Group Investments LLC · 4 yrs held
Reliance Group Investments LLC
since 2022
Last sale
$2.5M
5 recorded transactions
Zoning & alternative use
R-1B-SPD · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.7M
+12.3%
Medical building
$3.7M
+11.8%
Commercial (general)
$3.4M
+3.8%
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 Sacramento submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sacramento 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
$2,700,000
ML approach
$2,925,000
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)
$3,295,000
Current use
AUTO REPAIR, GARAGE
$3,700,000
Change: +12% · Conversion: Difficult
MEDICAL BUILDING
$3,680,000
Change: +12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,420,000
Change: +4% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,170,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$2.68M
Range $2.41M – $2.94M · ±10% · vs last sale $2.54M (Jun 21 2022)
Last sale anchor
$2.54M
Jun 21 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
$185 / 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
$31,451
Tax year 2024
Assessed value
$2,643,656
Assessed 2024
Previous assessed
$2,643,656
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$603,432
Assessed improvement
$2,040,224
Applied tax rate
3.0000
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
1935
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
14,458 SF
Lot
0.44 ac (19,200 SF)
Zoning code
R-1B-SPD
APN
010-0103-025-0000
UPID
US09-3386804
Jurisdiction
SACRAMENTO
Zoning & alternative use
R-1B-SPD · Sacramento, CA
Zoning R-1B-SPD · permitted uses
R-1B-SPD · Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sacramento. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$3.4M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1935
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
0.44 ac
Current owner
From public records · entity-resolved
Reliance Group Investments LLC
Entity
Mailing address
5050 LAGUNA BLVD #798, ELK GROVE, CA 95758-4193
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2022
$2,541,000
Reliance Group Investments LLC
Heterielle I LP
Grant Deed
$2,105,000 · Celtic Bank Corporation
Dec 21, 2001
$1,450,000
Heterielle I LP
Duca,viorel P & Elizabeth
Grant Deed
$1,257,000 · American River Bank
Jul 13, 2000
$550,000
Viorel P Duca
Lutheran Development Society
Grant Deed
$550,000 · Cit Small Business Lending Co
—
—
Heterielle I LP
—
Deed Of Trust
related
$539,000 · Greater Sacramento Certified
—
—
Heterielle I LP
—
Deed Of Trust
related
$539,000 · Greater Sacramento Certified
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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