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Property profile & analytics
OFF-MARKET
Estimated value
$7,740,000
Assisted living facilities
6330 Riverside Blvd Sacramento, CA 95831
Entity Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2899259
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1978
Construction
WOOD
Total area
73,317 SF
Lot
3.87 ac (168,577 SF)
Zoning code
R-3-R
APN
030-0415-016-0000
UPID
US09-2899259
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.07M
Blend (final)
Blend
$7.74M
Owner & transaction history
Mgp X LLC · 23 yrs held
Mgp X LLC
since 2002
6 recorded transactions
Zoning & alternative use
R-3-R · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the R-3 zone is to accommodate traditional types of apartments.
Zone name
Multi Unit Dwelling Zone Review
General category
RESIDENTIAL
Zone area
89.05 ac
Source
Realmo
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 Sacramento submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sacramento 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
Blend value · Realmo final
$7.74M
Range $6.97M – $8.51M · ±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
$106 / 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
$131,935
Tax year 2024
Assessed value
$10,294,056
Assessed 2024
Previous assessed
$10,294,056
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$2,135,291
Assessed improvement
$8,158,765
Applied tax rate
3.0000
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
1978
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
73,317 SF
Lot
3.87 ac (168,577 SF)
Zoning code
R-3-R
APN
030-0415-016-0000
UPID
US09-2899259
Jurisdiction
SACRAMENTO
Zoning & alternative use
R-3-R · Sacramento, CAZoning R-3-R · permitted uses
R-3-R · Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the R-3 zone is to accommodate traditional types of apartments.
Zone name
Multi Unit Dwelling Zone Review
General category
RESIDENTIAL
Zone area
89.05 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1978
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
3.87 ac
Current owner
From public records · entity-resolved
Mgp X LLC
Entity
Mailing address
4500 DORR ST, TOLEDO, OH 43615-4040
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2011
—
Mgp X LLC
—
Deed Of Trust
related
$10,621,000 · Pnc Bank
Oct 23, 2002
—
Mgp X LLC
Merrill Gardens LLC
Quit Claim Deed
related
$5,793,000 · Arcs Commercial Mortgage Co LP
Sep 19, 1997
—
Merrill Gardens LLC
Merrill Associates LP
Quit Claim Deed
related
—
Feb 27, 1996
$4,100,000
Merrill Associates LP
Greenhaven Manor
Grant Deed
—
—
—
Mgp X LLC
—
Deed Of Trust
related
$4,044,000 · Arcs Commercial Mortgage Co LP
—
—
Mgp X LLC
—
Deed Of Trust
related
$1,292,000 · Arcs Commercial Mortgage Co LP
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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