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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Assisted living facilities
295 Sage Mdws Dr Rio Vista, CA 94571-2222
Individually Owned
3-yr Hold
Property ID
US09-0111769
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2005
Total area
2,367 SF
Lot
0.15 ac (6,668 SF)
APN
0176-213-110
UPID
US09-0111769
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$585k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$463k
Blend (final)
Blend
$550k
Owner & transaction history
Kenneth Maurice Allen · 3 yrs held
Kenneth Maurice Allen
since 2023
Last sale
$535,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$665,000
+14.7%
Medical building
$600,000
+3.4%
Auto repair, garage
$595,000
+2.4%
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 Rio Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rio Vista 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
$635,000
ML approach
$585,000
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)
$580,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$665,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$600,000
Change: +3% · Conversion: Difficult
AUTO REPAIR, GARAGE
$595,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$510,000
Change: -12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$485,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $535k (Jun 26 2023)
Last sale anchor
$535k
Jun 26 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
$232 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$5,315
Tax year 2023
Assessed value
$435,530
Assessed 2023
Previous assessed
$435,530
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$69,306
Assessed improvement
$366,224
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
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
2005
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
4
Rooms
8
Bathrooms
4
Total area
2,367 SF
Lot
0.15 ac (6,668 SF)
APN
0176-213-110
UPID
US09-0111769
Jurisdiction
SOLANO
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
$580,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$665,000
MEDICAL BUILDING
Est. value
$600,000
AUTO REPAIR, GARAGE
Est. value
$595,000
RETAIL STORES
Est. value
$510,000
COMMERCIAL (GENERAL)
Est. value
$485,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (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
2005
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
4
Rooms
8
Bathrooms
4
Lot
0.15 ac
Current owner
From public records · entity-resolved
Kenneth Maurice Allen
Individual
Mailing address
295 SAGE MDWS DR, RIO VISTA, CA 94571-2222
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 26, 2023
$535,000
Kenneth Maurice Allen
Yvonne M Boudreau
Grant Deed
—
Mar 24, 2015
$350,000
Yvonne M Boudreau
Robert Vallentyne
Grant Deed
$195,000 · Jpmorgan Chase Bank NA
Mar 24, 2015
—
Robert Vallentyne
Marks Mary M
Quit Claim Deed
related
—
Sep 24, 2014
$350,000
Robert Vallentyne
Heshmaty Trust
Grant Deed
—
Jan 8, 2010
$255,000
Heshmaty Trust
Luminent Mtg Trust 2007-1
Grant Deed
$191,250 · Bank Of America
Oct 30, 2009
$252,000
Luminent Mortgage Trust 2007-1
Trustee Corps
Trustees Deed
related
—
Nov 21, 2005
$485,000
Willa Jianmin Pan
Shea Homes INC
Grant Deed
$388,000 · Shea Mortgage INC
—
—
Willa J Pan
—
Deed Of Trust
related
$393,000 · Mortgageit INC
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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