Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,740,000
Assisted living facilities
425 Arbor Ave Sonoma, CA 95476-4501
Entity Owned
2-yr Hold
Absentee Owner
Property ID
US10-2453537
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Construction
WOOD
Total area
3,949 SF
Lot
0.26 ac (11,250 SF)
APN
052-302-018-000
UPID
US10-2453537
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
$1.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.74M
Owner & transaction history
Sonoma Oak Tree Home Rcfe LLC · 2 yrs held
Sonoma Oak Tree Home Rcfe LLC
since 2024
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.1M
+225.0%
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 Sonoma submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sonoma 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
$1,740,000
ML approach
$1,740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,055,000
Change: +225% · Conversion: Difficult
Blend value · Realmo final
$1.74M
Range $1.57M – $1.91M · ±10% · vs last sale $1.74M (Apr 18 2024)
Last sale anchor
$1.74M
Apr 18 2024
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
$441 / 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
$20,794
Tax year 2024
Assessed value
$1,340,249
Assessed 2024
Previous assessed
$1,340,249
+0.0% YoY
Effective rate
1.55%
On assessed value
Assessed land
$337,742
Assessed improvement
$1,002,507
Applied tax rate
158.0000
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
2000
Construction
WOOD
Heating
CENTRAL
Cooling
NONE
Stories
2
Units
2
Rooms
14
Bathrooms
6
Total area
3,949 SF
Lot
0.26 ac (11,250 SF)
APN
052-302-018-000
UPID
US10-2453537
Jurisdiction
SONOMA
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
OFFICE BUILDING
Est. value
$1.1M
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
2000
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
2
Rooms
14
Bathrooms
6
Lot
0.26 ac
Current owner
From public records · entity-resolved
Sonoma Oak Tree Home Rcfe LLC
Entity
Mailing address
147 CAITLIN PARK, WALNUT CREEK, CA 94596
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Apr 18, 2024
$1,740,000
Sonoma Oak Tree Home Rcfe LLC
Sonoma Oak Tree Home
Grant Deed
$891,500 · Redwood Cu
Apr 18, 2024
—
Sonoma Oak Tree Home Rcfe LLC
—
Deed
related
$642,000 · The Mortgage Capital Development Corp
Feb 6, 2020
—
Sonoma Oak Tree Home
—
Deed
related
$387,000 · Capital Access Group INC
Jan 31, 2020
$1,250,000
Sonoma Oak Tree Home
Pecavar Family Trust
Grant Deed
$625,000 · Redwood Cu
Apr 8, 2002
—
Pecavar Trust
Pecavar,stanley
Quit Claim Deed
related
—
Dec 11, 1998
$75,000
Stanislav Pecavar
Ancely,john & Zalka
Grant Deed
—
—
—
Sonoma Oak Tree Home
—
Deed Of Trust
related
$625,000 · Redwood Cu
—
—
Sonoma Oak Tree Home
—
Deed Of Trust
related
$387,000 · Capital Access Group 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 425 Arbor Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
