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Property profile & analytics
OFF-MARKET
Estimated value
$82,260,000
Assisted living facilities
4756 Clayton Rd Concord, CA 94521-2939
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-2993626
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2003
Total area
180,705 SF
Lot
4.66 ac (203,033 SF)
Zoning code
PD
APN
133-080-047-3
UPID
US09-2993626
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
-
Concord Toastmasters, California Charitable Organization Social Service Agency
-
Caitlin Fong Physician
-
Toastmaster Word Weaver 400 Charitable Organization Social Service Agency
-
Oakmont of Montecito Nursing Home Retirement Community
-
OSL Construction Inc Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$84.82M
Blend (final)
Blend
$82.26M
Owner & transaction history
Hsre Oakmont Montecito LP · 5 yrs held
Hsre Oakmont Montecito LP
since 2021
Last sale
$82.3M
7 recorded transactions
Zoning & alternative use
PD · Concord, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Planned District
General category
PLANNED_DEVELOPMENT
Zone area
1,479.69 ac
Source
Realmo
Top alternative use upside
Restaurant
$79.0M
+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 Concord submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Concord 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
$79,695,000
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)
$65,765,000
Current use
RESTAURANT
$79,020,000
Change: +20% · Conversion: Difficult
MEDICAL BUILDING
$65,635,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$62,900,000
Change: -4% · Conversion: Difficult
OFFICE BUILDING
$60,280,000
Change: -8% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$52,925,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$82.26M
Range $74.03M – $90.49M · ±10% · vs last sale $82.27M (May 3 2021)
Last sale anchor
$82.27M
May 3 2021
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
$455 / 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
$901,397
Tax year 2024
Assessed value
$87,301,336
Assessed 2024
Previous assessed
$87,301,336
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$12,946,737
Assessed improvement
$74,354,599
Applied tax rate
2.0000
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
2003
Heating
NONE
Stories
1
Units
146
Rooms
146
Total area
180,705 SF
Lot
4.66 ac (203,033 SF)
Zoning code
PD
APN
133-080-047-3
UPID
US09-2993626
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
PD · Concord, CAZoning PD · permitted uses
PD · Concord, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Planned District
General category
PLANNED_DEVELOPMENT
Zone area
1,479.69 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$65.8M
RESTAURANT
Est. value
$79.0M
MEDICAL BUILDING
Est. value
$65.6M
COMMERCIAL (GENERAL)
Est. value
$62.9M
OFFICE BUILDING
Est. value
$60.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$52.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2003
Heating
NONE
Stories
1
Units
146
Rooms
146
Lot
4.66 ac
Current owner
From public records · entity-resolved
Hsre Oakmont Montecito LP
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 10, 2021
—
Hsre Oakmcnt Montecito LP
—
Deed
related
$250,355,000 · Prudential Insurance Of America
May 3, 2021
$82,266,500
Hsre Oakmont Montecito LP
Hcp Cte LP
Grant Deed
—
Aug 4, 2005
—
Hcp Cte
Oakmontsl Of Concord
Grant Deed
$25,000 · California Stwd Cmntys Dev Aut
Nov 9, 2004
—
Waluto Antonina 2004 Trust
Waluto,antonina
Quit Claim Deed
related
—
Jul 9, 2002
$4,400,000
Oakmonts Of Concord LP
Master Links Investment Corp
Grant Deed
$26,622,680 · Bank Of The West
—
—
Master Links Investment Corp
—
Deed Of Trust
related
$215,000 · Baymark Financial
—
—
Master Links Investment
—
Deed Of Trust
related
$120,000 · B & B Trust
—
—
Master Links Investment Corp
—
Deed Of Trust
related
$475,000 · Helene R Kay
Mar 4, 1966
—
Master Links Investment Corp
—
Grant Deed
related
—
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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