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Property profile & analytics
OFF-MARKET
Estimated value
$1,620,000
Assisted living facilities
4378 Auburn Blvd Sacramento, CA 95841-4175
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2309164
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1996
Construction
TILT-UP CONCRETE
Total area
8,750 SF
Lot
2.07 ac (90,169 SF)
Zoning code
BP GC
APN
240-0420-027-0000
UPID
US09-2309164
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
Current use
Occupant on record · Public records
-
Dr. Lenton J. Morrow, MD Physician
-
Heritage Oaks Patient Enrichment Center Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.46M
Blend (final)
Blend
$1.62M
Owner & transaction history
Bhc Heritage Oaks Hospital INC · 8 yrs held
Bhc Heritage Oaks Hospital INC
since 2017
6 recorded transactions
Zoning & alternative use
BP GC · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.6M
+30.1%
Auto repair, garage
$2.2M
+12.3%
Medical building
$2.2M
+11.8%
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 Sacramento submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sacramento 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)
$1,995,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,590,000
Change: +30% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,240,000
Change: +12% · Conversion: Difficult
MEDICAL BUILDING
$2,230,000
Change: +12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,070,000
Change: +4% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,920,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$1.62M
Range $1.46M – $1.78M · ±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
$185 / 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
$33,752
Tax year 2024
Assessed value
$2,806,559
Assessed 2024
Previous assessed
$2,806,559
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$602,378
Assessed improvement
$2,204,181
Applied tax rate
54.0000
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
1996
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
8,750 SF
Lot
2.07 ac (90,169 SF)
Zoning code
BP GC
APN
240-0420-027-0000
UPID
US09-2309164
Jurisdiction
SACRAMENTO
Zoning & alternative use
BP GC · Sacramento, CA
Zoning BP GC · permitted uses
BP GC · Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sacramento. 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
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$1.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1996
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
2.07 ac
Current owner
From public records · entity-resolved
Bhc Heritage Oaks Hospital INC
Entity
Free & Clear · 8 yrs held
Mailing address
367 S GULPH RD, KING OF PRUSSIA, PA 19406-3121
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 19, 2017
$1,490,000
Bhc Heritage Oaks Hospital INC
D Benvenuti Holdings LLC
Grant Deed
—
Aug 5, 2003
—
D Benvenuti Holdings LLC
—
Deed Of Trust
related
$16,327,500 · Prudential Mortgage Capital Co
Jan 19, 1996
—
Oak Point Investors LP
—
Grant Deed
related
$650,000 · Westamerica Bank
Aug 28, 1995
$346,500
Oak Point Investors LP
Oak Point Phase II
Grant Deed
related
—
—
—
D Benvenuti Holdings LLC
—
Deed Of Trust
related
$550,000 · Standard Insurance Co
—
—
Oak Point Investors LP
—
Deed Of Trust
related
$750,000 · Westamerica Bank
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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