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Property profile & analytics
OFF-MARKET
Estimated value
$13,960,000
Assisted living facilities
641 Feature Dr Sacramento, CA 95825-5454
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5445857
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
WOOD
Total area
81,504 SF
Lot
7.06 ac (307,533 SF)
Zoning code
LC (PC) RD
APN
294-0150-020-0000
UPID
US09-5445857
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
$13.56M
Blend (final)
Blend
$13.96M
Owner & transaction history
Rivers Edge Propco LLC · 7 yrs held
Rivers Edge Propco LLC
since 2019
1 recorded transaction
Zoning & alternative use
LC (PC) RD · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Zoning | City of Sacramento
Top alternative use upside
Auto repair, garage
$20.9M
+12.3%
Commercial (general)
$19.3M
+3.8%
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
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$18,565,000
Current use
AUTO REPAIR, GARAGE
$20,855,000
Change: +12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$19,270,000
Change: +4% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$17,870,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$13.96M
Range $12.56M – $15.36M · ±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
$171 / 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
$424,348
Tax year 2024
Assessed value
$34,900,174
Assessed 2024
Previous assessed
$34,900,174
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,956,423
Assessed improvement
$30,943,751
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
1998
Construction
WOOD
Heating
NONE
Buildings
2
Stories
3
Total area
81,504 SF
Lot
7.06 ac (307,533 SF)
Zoning code
LC (PC) RD
APN
294-0150-020-0000
UPID
US09-5445857
Jurisdiction
SACRAMENTO
Zoning & alternative use
LC (PC) RD · Sacramento, CAZoning LC (PC) RD · permitted uses
LC (PC) RD · Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning | City of Sacramento
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$18.6M
AUTO REPAIR, GARAGE
Est. value
$20.9M
COMMERCIAL (GENERAL)
Est. value
$19.3M
INDUSTRIAL (GENERAL)
Est. value
$17.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1998
Construction
WOOD
Heating
NONE
Stories
3
Buildings
2
Lot
7.06 ac
Current owner
From public records · entity-resolved
Rivers Edge Propco LLC
Entity
Free & Clear · 7 yrs held
Mailing address
1000 MAINE AVE SW STE #325, WASHINGTON, DC 20024-3868
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2019
$69,500,000
Rivers Edge Propco LLC
Chateau At Rivers Edge Ca LLC
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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