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Property profile & analytics
FOR SALE
Assisted living facilities
4201 West St Oakland, CA 94608
Individually Owned
3-yr Hold
Free & Clear
Property ID
US09-8570092
For Sale
1 / 20
$750,000
4201 West St, Oakland, CA 94608
View Listing →
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1966
Construction
WOOD
Total area
2,845 SF
Lot
0.13 ac (5,749 SF)
APN
13-1090-8-2
UPID
US09-8570092
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
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$610k
Owner & transaction history
Robert Watkins · 3 yrs held
Robert Watkins
since 2023
Last sale
$660,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$955,000
+14.0%
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 Oakland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oakland 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
$565,000
ML approach
$550,000
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)
$840,000
Current use
MEDICAL BUILDING
$955,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$685,000
Change: -18% · Conversion: Difficult
RETAIL STORES
$675,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±10% · vs last sale $660k (Jan 26 2023)
Last sale anchor
$660k
Jan 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
$214 / 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
$13,770
Tax year 2023
Assessed value
$777,645
Assessed 2024
Previous assessed
$762,399
+2.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$353,475
Assessed improvement
$424,170
Applied tax rate
17.0000
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
For Sale
Year built
1966
Construction
WOOD
Heating
NONE
Buildings
1
Stories
1
Total area
2,845 SF
Lot
0.13 ac (5,749 SF)
APN
13-1090-8-2
UPID
US09-8570092
Jurisdiction
ALAMEDA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
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
$840,000
MEDICAL BUILDING
Est. value
$955,000
OFFICE BUILDING
Est. value
$685,000
RETAIL STORES
Est. value
$675,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1966
Construction
WOOD
Heating
NONE
Stories
1
Buildings
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Robert Watkins
Individual
Free & Clear · 3 yrs held
Mailing address
3118 63RD AVE, OAKLAND, CA 94605-1616
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
Jan 26, 2023
—
Robert Watkins
Kimberly Watkins
Intrafamily Transfer
related
—
Mar 17, 2015
$660,000
Robert Watkins
1034 West Street LLC
Grant Deed
$676,348 · Ouray Partners LLC
Jun 19, 2014
$525,000
1034 West Street LLC
Plm Loan Management Servic
Trustees Deed
related
—
Dec 29, 2006
$950,000
Victoria C Puruganan
Henderson E G Living Trust
Grant Deed
$500,000 · Kathryn Durham
Dec 29, 2006
—
Victoria C Puruganan
Puruganan,andre S
Quit Claim Deed
related
—
Nov 24, 1976
—
—
—
Grant Deed
related
—
—
—
E. Tru Henderson
—
Deed Of Trust
related
$23,000 · California Dept Housing
—
—
Victoria C Puruganan
—
Deed Of Trust
related
$10,000 · Kathryn Durham
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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