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Property profile & analytics
OFF-MARKET
Assisted living facilities
4216 Cougar Hls Way Antelope, CA 95843-2487
Individually Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0740104
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1990
Construction
WOOD
Total area
1,468 SF
Lot
0.14 ac (6,085 SF)
Zoning code
RD-7
APN
203-1000-019-0000
UPID
US09-0740104
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
by Request
Owner & transaction history
Hao Q Nguyen · 15 yrs held
Hao Q Nguyen
since 2010
7 recorded transactions
Zoning & alternative use
RD-7 · Antelope, 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 Antelope submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Antelope 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,621
Tax year 2024
Assessed value
$202,467
Assessed 2024
Previous assessed
$202,467
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$56,940
Assessed improvement
$145,527
Applied tax rate
61.0000
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
1990
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Rooms
7
Bathrooms
2
Total area
1,468 SF
Lot
0.14 ac (6,085 SF)
Zoning code
RD-7
APN
203-1000-019-0000
UPID
US09-0740104
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-7 · Antelope, CAZoning RD-7 · permitted uses
RD-7 · Antelope, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1990
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Rooms
7
Bathrooms
2
Lot
0.14 ac
Current owner
From public records · entity-resolved
Hao Q Nguyen
Individual
Mailing address
6319 PERRIN WAY, CARMICHAEL, CA 95608-1181
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2010
—
Hao Q Nguyen
Hao Nguyen
Intrafamily Transfer
related
$119,250 · Pmc Bancorp
Jul 21, 2009
$160,000
Hao Nguyen
Long Beach Mtg 2006-5
Grant Deed
—
Jul 21, 2009
—
Hao Nguyen
Chau,tammy
Grant Deed
related
—
Jun 5, 2009
$128,000
Long Beach Mtg Ln Trust 2006-5
California Reconveyance Co
Trustees Deed
related
—
Aug 11, 2000
$156,000
Albert Dimaano
Keehner,kraig C & Lisa
Grant Deed
$124,700 · Wells Fargo Home Mortgage INC
Jun 19, 1997
$123,000
Kraig C Keehner
Wesley Trust
Grant Deed
$121,879 · Commerce Security Bank
Jan 21, 1997
—
Wesley Trust
Wesley,david & Pamela L
Quit Claim Deed
related
—
Apr 11, 1991
$140,500
David Wesley
Thoma,david E
Grant Deed
—
Mar 29, 1991
$140,500
David Wesley
Thoma David E
Grant Deed
$142,981 · Central Pacific Mortgage Co
Mar 8, 1990
$137,000
Thoma David E
M J Brock & Sons
Grant Deed
—
—
—
Albert A Dimaand
—
Deed Of Trust
related
$50,000 · Bank Of America
—
—
Albert A Dimaano
—
Deed Of Trust
related
$92,000 · Bank Of America
—
—
Albert A Dimaano
—
Deed Of Trust
related
$31,100 · Lovemed Corp
—
—
Albert A Damaano
—
Deed Of Trust
related
$156,000 · Bank Of America
—
—
David Wesley
—
Deed Of Trust
related
$140,653 · Commerce Security Bank
—
—
Thoma David E
—
Deed Of Trust
related
$100,000 · Bank Of America
—
—
Kraig C Keehner
—
Deed Of Trust
related
$122,519 · Countrywide Home Loans INC
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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