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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Assisted living facilities
4790 Robinson Rd, Vacaville, CA 95688
Individually Owned
9-yr Hold
Property ID
US09-2421740
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2006
Total area
3,188 SF
Lot
4.62 ac (201,247 SF)
Zoning code
RR 2.5
APN
0106-210-010
UPID
US09-2421740
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
$435k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$595k
Blend (final)
Blend
$515k
Owner & transaction history
Brilliant Corners · 9 yrs held
Brilliant Corners
since 2016
4 recorded transactions
Zoning & alternative use
RR 2.5 · Vacaville, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$800,000
+2.4%
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 Vacaville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vacaville 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
$435,000
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)
$785,000
Current use
AUTO REPAIR, GARAGE
$800,000
Change: +2% · Conversion: Difficult
MEDICAL BUILDING
$770,000
Change: -2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$645,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$162 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$12,086
Tax year 2023
Assessed value
$1,081,611
Assessed 2023
Previous assessed
$1,081,611
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$250,989
Assessed improvement
$830,622
Applied tax rate
91.0000
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
2006
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
5
Rooms
7
Bathrooms
3
Total area
3,188 SF
Lot
4.62 ac (201,247 SF)
Zoning code
RR 2.5
APN
0106-210-010
UPID
US09-2421740
Jurisdiction
SOLANO
Zoning & alternative use
RR 2.5 · Vacaville, CA
Zoning RR 2.5 · permitted uses
RR 2.5 · Vacaville, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vacaville. 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
$785,000
AUTO REPAIR, GARAGE
Est. value
$800,000
MEDICAL BUILDING
Est. value
$770,000
COMMERCIAL (GENERAL)
Est. value
$645,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (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
2006
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
5
Rooms
7
Bathrooms
3
Lot
4.62 ac
Current owner
From public records · entity-resolved
Brilliant Corners
Individual
Mailing address
1390 MARKET ST STE #405, SAN FRANCISCO, CA 94102-5406
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2016
$950,000
Brilliant Corners
Steve Custa
Grant Deed
$760,000 · Clearinghouse Dcfi
Jul 14, 2004
$315,000
Steve Custa
Mercurio,gregory A & Kathryn A
Grant Deed
$236,000 · Indymac Bank Fsb
Aug 18, 2000
$140,000
Gregory A Mercurio
Billie,rita
Grant Deed
$105,000 · First Northern Bank Of Dixon
Aug 10, 1994
—
Rita Billie
Billie Trust
Quit Claim 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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