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Property profile & analytics
OFF-MARKET
Estimated value
$11,380,000
Assisted living facilities
5555 Las Positas Blvd Pleasanton, CA 94588-4000
Individually Owned
1-yr Hold
Free & Clear
Property ID
US09-7291505
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1991
Construction
STEEL FRAME
Total area
173,733 SF
Lot
8.57 ac (373,471 SF)
APN
946-3200-35-2
UPID
US09-7291505
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
-
Stanford Health Care - ValleyCare Neonatal Intensive Care Unit (NICU) Medical Clinic
-
Stanford Health Care - ValleyCare Intensive Care Unit Medical Clinic
-
Stanford Health Care - ValleyCare Emergency Department Hospital
-
Adler Lauren R Medical Clinic
-
Tristan Nichols, DO - Stanford Medicine Children's Health Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.38M
Owner & transaction history
Stanford Health Care Tri-valley · 1 yrs held
Stanford Health Care Tri-valley
since 2024
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Pleasanton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pleasanton 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$66 / 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
$1,895
Tax year 2023
Assessed value
$208,024,713
Assessed 2024
Previous assessed
$204,589,050
+1.7% YoY
Effective rate
0.00%
On assessed value
Assessed land
$13,196,400
Assessed improvement
$194,828,313
Applied tax rate
19.0000
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
1991
Construction
STEEL FRAME
Heating
NONE
Buildings
3
Stories
3
Total area
173,733 SF
Lot
8.57 ac (373,471 SF)
APN
946-3200-35-2
UPID
US09-7291505
Jurisdiction
ALAMEDA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1991
Construction
STEEL FRAME
Heating
NONE
Stories
3
Buildings
3
Lot
8.57 ac
Current owner
From public records · entity-resolved
Stanford Health Care Tri-valley
Individual
Free & Clear · 1 yrs held
Mailing address
1111 E STANLEY BLVD, LIVERMORE, CA 94550-4115
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 6, 2024
—
Stanford Health Care Tri-valley
Stanford Health Care Tri-valley
Grant Deed
related
—
Dec 30, 2022
—
Stanford Health Care Tri Valley
Health Care Tri Valley
Quit Claim Deed
related
—
Jul 17, 2009
—
Valleycare Health System
—
Deed Of Trust
related
$10,500,000 · Wells Fargo Bank
May 31, 2007
—
Hospital Commitee Of Livermore
Hospital Commitee Of Livermore
Quit Claim Deed
related
$80,475,000 · Wells Fargo Bank
Mar 15, 2001
—
Valley Memorial Hospital
Valleycare Hospital Corp
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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