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Property profile & analytics
OFF-MARKET
Estimated value
$1,790,000
Assisted living facilities
373 Pne Ln Los Altos, CA 94022-1648
Individually Owned
5-yr Hold
Free & Clear
Property ID
US09-2662343
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1904
Construction
WOOD FRAME
Total area
1,195 SF
Lot
6.72 ac (292,564 SF)
Zoning code
PCF
APN
167-24-041
UPID
US09-2662343
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 Terraces at Los Altos Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.78M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.79M
Owner & transaction history
Humangood Norcal · 5 yrs held
Humangood Norcal
since 2020
Last sale
$1.8M
4 recorded transactions
Zoning & alternative use
PCF · Los Altos, 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 Los Altos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Altos 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
$2,035,000
ML approach
$1,775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.79M
Range $1.61M – $1.97M · ±10% · vs last sale $1.80M (Nov 24 2020)
Last sale anchor
$1.80M
Nov 24 2020
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
$1,498 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$77,787,163
Assessed 2023
Previous assessed
$73,980,170
+5.1% YoY
Assessed land
$4,063,089
Assessed improvement
$73,724,074
Applied tax rate
11.0000
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
1904
Construction
WOOD FRAME
Heating
NONE
Stories
1
Rooms
7
Bathrooms
1
Total area
1,195 SF
Lot
6.72 ac (292,564 SF)
Zoning code
PCF
APN
167-24-041
UPID
US09-2662343
Jurisdiction
SANTA CLARA
Zoning & alternative use
PCF · Los Altos, CA
Zoning PCF · permitted uses
PCF · Los Altos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Altos. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1904
Construction
WOOD FRAME
Heating
NONE
Stories
1
Rooms
7
Bathrooms
1
Lot
6.72 ac
Current owner
From public records · entity-resolved
Humangood Norcal
Individual
Free & Clear · 5 yrs held
Mailing address
1900 HUNTINGTON DR, DUARTE, CA 91010-2694
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 24, 2020
—
Humangood Norcal
American Baptist Hms Of The West
Quit Claim Deed
—
Aug 22, 2019
—
Humangood Norcal
—
Deed
related
$50,000,000 · Us Bank NA
Oct 2, 1992
$1,800,000
American Baptist Homes
Spagnoli,b.
Grant Deed
$1,350,000 · Seller
—
—
American Baptist Homes
—
Deed Of Trust
related
$34,860 · Banque Nationale De Paris
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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