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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Assisted living facilities
4096 Fairway Dr Soquel, CA 95073-3031
Individually Owned
27-yr Hold
~
Est. High Equity
Property ID
US09-1486676
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1984
Construction
WOOD
Total area
6,455 SF
Lot
3 ac (130,724 SF)
Zoning code
RA
APN
040-012-01
UPID
US09-1486676
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$770k
Owner & transaction history
Camphill Communities Ca · 27 yrs held
Camphill Communities Ca
since 1998
7 recorded transactions
Zoning & alternative use
RA · Soquel, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+23.4%
Apartment house (5+ units)
$1.2M
+22.7%
Auto repair, garage
$1.2M
+21.9%
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 Soquel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Soquel 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
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$940,000
Current use
RESTAURANT
$1,160,000
Change: +23% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,155,000
Change: +23% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,150,000
Change: +22% · Conversion: Difficult
OFFICE BUILDING
$1,115,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$770k
Range $693k – $847k · ±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
$119 / 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
$2,373
Tax year 2024
Assessed value
$1,910,216
Assessed 2024
Previous assessed
$1,910,216
+0.0% YoY
Effective rate
0.12%
On assessed value
Assessed land
$653,221
Assessed improvement
$1,256,995
Applied tax rate
96.0000
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
1984
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Units
1
Rooms
17
Bathrooms
5
Total area
6,455 SF
Lot
3 ac (130,724 SF)
Zoning code
RA
APN
040-012-01
UPID
US09-1486676
Jurisdiction
SANTA CRUZ
Zoning & alternative use
RA · Soquel, CA
Zoning RA · permitted uses
RA · Soquel, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Soquel. 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
$940,000
RESTAURANT
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1984
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Units
1
Rooms
17
Bathrooms
5
Lot
3 ac
Current owner
From public records · entity-resolved
Camphill Communities Ca
Individual
Mailing address
PO BOX 221, SOQUEL, CA 95073-0221
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 1998
$705,000
Camphill Communities Ca
Schaller,j P & Delia
Grant Deed
$200,000 · Seller
Aug 20, 1992
—
J Paul Schaller
—
Deed Of Trust
related
—
—
—
J Paul Schaller
—
Deed Of Trust
related
$325,000 · First California Mortgage Co
—
—
Camphill Communities Ca
—
Deed Of Trust
related
$1,607,000 · Rsf Social Inv Fund INC
—
—
Camphill Communities Ca
—
Deed Of Trust
related
$1,607,000 · Rsf Social Investment Fund INC Rsf Social Investment Fund INC
—
—
Camphill Communities Ca
—
Deed Of Trust
related
$538,876 · Rsf Social Inv Fund INC
—
—
J Paul Schaller
—
Deed Of Trust
related
$300,000 · Mortgage Loans America
—
—
Camphill Communities Ca
—
Deed Of Trust
related
$200,000 · Wells Fargo Bank
—
—
Paul Schaller
—
Deed Of Trust
related
$375,000 · Home Savings Of America
—
—
Schaller J P
—
Deed Of Trust
related
$65,000 · Home Savings Of America
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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