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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Assisted living facilities
446 Arrowood Dr Santa Rosa, CA 95407-7503
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1529569
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1966
Construction
WOOD
Total area
12,148 SF
Lot
0.78 ac (33,901 SF)
APN
037-225-017-000
UPID
US09-1529569
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
-
Northvine PostAcute Care Nursing Home
-
Ashley Ltc Inc Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$935k
Owner & transaction history
Life Maneesh A Bansal 2018 Revocabl · 5 yrs held
Life Maneesh A Bansal 2018 Revocabl
since 2020
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.5M
+44.5%
Auto repair, garage
$1.3M
+24.6%
Medical building
$1.3M
+20.2%
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 Santa Rosa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Rosa 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)
$1,040,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,505,000
Change: +45% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,300,000
Change: +25% · Conversion: Difficult
MEDICAL BUILDING
$1,255,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±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
$77 / 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
$55,021
Tax year 2024
Assessed value
$4,778,879
Assessed 2024
Previous assessed
$4,778,879
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,422,285
Assessed improvement
$3,356,594
Applied tax rate
4.0000
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
1966
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Stories
1
Rooms
62
Total area
12,148 SF
Lot
0.78 ac (33,901 SF)
APN
037-225-017-000
UPID
US09-1529569
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL 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
1966
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Rooms
62
Lot
0.78 ac
Current owner
From public records · entity-resolved
Life Maneesh A Bansal 2018 Revocabl
Individual
Free & Clear · 5 yrs held
Mailing address
5455 WILSHIRE BLVD STE #1812, LOS ANGELES, CA 90036-4268
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2020
—
Life Maneesh A Bansal 2018 Revocabl
Santa Rosa Snf Properties LLC
Grant Deed
—
Jun 30, 2017
$4,200,000
Santa Rosa Snf Properties LLC
Ak & L Systems LLC
Grant Deed
$3,780,000 · Postacute Care Services LLC
Jul 17, 2014
$1,475,000
Ak & L Systems LLC
Benson,robert O
Grant Deed
$1,400,000 · Robert O Benson
Oct 28, 1999
—
Robert D Benson
Benson,eva N
Quit Claim Deed
related
—
Oct 8, 1992
$1,017,000
Robert Benson
Henry,weiland
Grant Deed
$1,130,000 · Seller
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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