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Property profile & analytics
OFF-MARKET
Estimated value
$805,000
Assisted living facilities
4013 Branson Dr San Mateo, CA 94403-3610
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1090112
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1951
Total area
1,530 SF
Lot
0.11 ac (5,000 SF)
Zoning code
R10006
APN
040-228-070
UPID
US09-1090112
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
$790k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$805k
Owner & transaction history
Robin Renee Brandon · 3 yrs held
Robin Renee Brandon
since 2022
Last sale
$835,000
7 recorded transactions
Zoning & alternative use
R10006 · San Mateo, 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 San Mateo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Mateo 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
$760,000
ML approach
$790,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$805k
Range $725k – $886k · ±10% · vs last sale $835k (Sep 16 2022)
Last sale anchor
$835k
Sep 16 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
$526 / 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
$18,018
Tax year 2024
Assessed value
$1,096,776
Assessed 2024
Previous assessed
$1,096,776
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$548,388
Assessed improvement
$548,388
Applied tax rate
12.0000
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
1951
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Rooms
6
Bathrooms
2
Total area
1,530 SF
Lot
0.11 ac (5,000 SF)
Zoning code
R10006
APN
040-228-070
UPID
US09-1090112
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
R10006 · San Mateo, CA
Zoning R10006 · permitted uses
R10006 · San Mateo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Mateo. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1951
Heating
CENTRAL
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
Robin Renee Brandon
Individual
Mailing address
9445 TRIATHLON LN, ELK GROVE, CA 95758-3634
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2022
—
Robin Renee Brandon
Robin Renee Brandon
Intrafamily Transfer
related
—
Jul 6, 2021
—
Robin Brandon Edwards
Robin Brandon Edwards
Intrafamily Transfer
related
$793,000 · Alameda Mortgage Corp
Mar 7, 2007
$835,000
Robin Brandon Edwards
Ricardo Perez
Grant Deed
$668,000 · Washington Mutual Bank
Dec 22, 2005
$388,000
Ricardo Perez
Perez,ricardo & Suzanne
Grant Deed
related
—
Mar 28, 2001
—
Richardo Perez
Perez,ricardo
Quit Claim Deed
related
$366,000 · Loan Management Services INC
Sep 29, 1999
—
Ricardo Perez
Perez,suzanne
Quit Claim Deed
related
$235,000 · World Savings Bank
Jul 8, 1999
—
Francisco Perez
Perez,francisco
Quit Claim Deed
related
—
—
—
Francisco Perez
—
Deed Of Trust
related
$80,000 · Cal-bay Mortgage Group
—
—
Francisco Perez
—
Deed Of Trust
related
$168,000 · Community West Mortgage INC
—
—
Ricardo Perez
—
Deed Of Trust
related
$376,000 · Ditech Com
—
—
Ricardo Perez
—
Deed Of Trust
related
$15,000 · Ditech Com
—
—
Ricardo Perez
—
Deed Of Trust
related
$406,000 · Gmac Mortgage Corp
—
—
Ricardo Perez
—
Deed Of Trust
related
$15,000 · Gmac Mortgage Corp
—
—
Ricardo Perez
—
Deed Of Trust
related
$15,000 · Gmac Mortgage Corp
—
—
Francisco Perez
—
Deed Of Trust
related
$50,000 · Cal-bay Mortgage Group
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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