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Property profile & analytics
OFF-MARKET
Estimated value
$8,490,000
Assisted living facilities
3415 Mayhew Rd Sacramento, CA 95827-3100
Individually Owned
25-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2796127
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1987
Construction
WOOD
Total area
98,070 SF
Lot
3.99 ac (173,804 SF)
Zoning code
RD-30
APN
068-0011-091-0000
UPID
US09-2796127
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
-
Golden Pond Retirement Community Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.66M
Blend (final)
Blend
$8.49M
Owner & transaction history
Golden Pond · 25 yrs held
Golden Pond
since 2000
7 recorded transactions
Zoning & alternative use
RD-30 · Sacramento, CA
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$8.49M
Range $7.64M – $9.34M · ±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
$87 / 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
$130,751
Tax year 2024
Assessed value
$11,154,761
Assessed 2024
Previous assessed
$11,154,761
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$680,964
Assessed improvement
$10,473,797
Applied tax rate
53.0000
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
1987
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
98,070 SF
Lot
3.99 ac (173,804 SF)
Zoning code
RD-30
APN
068-0011-091-0000
UPID
US09-2796127
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-30 · Sacramento, CA
Zoning RD-30 · permitted uses
RD-30 · 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.
Building & site characteristics
From public records
Year built
1987
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
3.99 ac
Current owner
From public records · entity-resolved
Golden Pond
Individual
Mailing address
10 CROW CYN CT STE #101, SAN RAMON, CA 94583-1980
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2024
—
Golden Pond LP
—
Deed
related
$4,730,000 · Bank Of America NA
Apr 5, 2023
—
Golden Pond LP
—
Deed
related
$4,630,000 · City National Bank
Oct 30, 2000
—
Golden Pond
Fosters Service Co
Quit Claim Deed
related
$5,500,000 · Imperial Bank
Oct 30, 1997
—
L P Pond
Hardson Co
Grant Deed
$132,000 · Heller Financial
Dec 31, 1996
$5,200,000
Hardson Co
Constantine Pappadopulos Estat
Grant Deed
$3,400,000 · River City Bank
May 24, 1989
$309,500
Bkw Inv INC
Crestview Apartm
Grant Deed
related
—
—
—
Golden Pond
—
Deed Of Trust
related
$5,500,000 · City National Bank
—
—
Golden Pond LP
—
Deed Of Trust
related
$6,180,000 · City National Bank
—
—
Golden Pond
—
Deed Of Trust
related
$1,400,000 · City National Bank
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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