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Property profile & analytics
OFF-MARKET
Estimated value
$1,195,000
Assisted living facilities
5813 Kenneth Ave Fair Oaks, CA 95628-2620
Trust Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1486329
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1958
Construction
WOOD
Total area
3,979 SF
Lot
0.49 ac (21,344 SF)
Zoning code
RD-2
APN
261-0080-008-0000
UPID
US09-1486329
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
-
Splendor Oaks Senior Living Fair Oaks Nursing Home Retirement Community
-
Nora's Home Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.59M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$1.20M
Owner & transaction history
Lee Living Trust · 6 yrs held
Lee Living Trust
since 2020
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
RD-2 · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.0M
+14.3%
Office building
$1.0M
+13.7%
Auto repair, garage
$1.0M
+13.4%
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 Fair Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fair Oaks 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
$1,595,000
ML approach
$1,585,000
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)
$905,000
Current use
MEDICAL BUILDING
$1,035,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$1,030,000
Change: +14% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,025,000
Change: +13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$930,000
Change: +3% · Conversion: Difficult
RETAIL STORES
$750,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.20M
Range $1.08M – $1.31M · ±10% · vs last sale $1.20M (Jun 8 2020)
Last sale anchor
$1.20M
Jun 8 2020
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
$300 / 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
$10,567
Tax year 2024
Assessed value
$857,757
Assessed 2024
Previous assessed
$857,757
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$182,272
Assessed improvement
$675,485
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
1958
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
6
Rooms
12
Bathrooms
6
Total area
3,979 SF
Lot
0.49 ac (21,344 SF)
Zoning code
RD-2
APN
261-0080-008-0000
UPID
US09-1486329
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-2 · Fair Oaks, CA
Zoning RD-2 · permitted uses
RD-2 · Fair Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fair Oaks. 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
$905,000
MEDICAL BUILDING
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$930,000
RETAIL STORES
Est. value
$750,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1958
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
6
Rooms
12
Bathrooms
6
Lot
0.49 ac
Current owner
From public records · entity-resolved
Lee Living Trust
Trust
Mailing address
7318 CANELO HLS DR, CITRUS HEIGHTS, CA 95610-3117
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2020
$1,200,000
Lee Living Trust
Maa Trust
Grant Deed
$1,010,000 · Pinnacle Bk
Nov 10, 2015
—
Maa Trust
Berci,marin I & Eleonora
Quit Claim Deed
related
—
Aug 9, 1996
$166,000
Marin I Berci
Hoffman,rodney D & Nancy L
Grant Deed
$149,234 · American Savings Bank
Nov 15, 1990
$185,000
Rodney D Hoffman
Hetherington Joe
Grant Deed
$148,000 · Commerce Security Bank
—
—
Rodney D Hoffman
—
Deed Of Trust
related
$217,350 · Ryland Mortgage Co
—
—
Marin I Berci
—
Deed Of Trust
related
$175,000 · Washington Mutual Fsb
—
—
Marin I Berci
—
Deed Of Trust
related
$77,500 · Bank One Arizona
—
—
Rodney D Hoffman
—
Deed Of Trust
related
—
—
—
Marin I Berci
—
Deed Of Trust
related
$157,830 · Bank Of America
—
—
Joe Hetherington
—
Deed Of Trust
related
$28,420 · Household Finance Corp
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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