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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Assisted living facilities
6905 Poca Montoya Dr, Granite Bay, CA 95746-7303
Individually Owned
2-yr Hold
Free & Clear
Property ID
US09-9407285
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1976
Construction
WOOD
Total area
2,793 SF
Lot
2.01 ac (87,555 SF)
Zoning code
ARB4
APN
035-040-032-000
UPID
US09-9407285
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
$920k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$980k
Owner & transaction history
Nicolae Lucian Hategan · 2 yrs held
Nicolae Lucian Hategan
since 2023
Last sale
$1.1M
5 recorded transactions
Zoning & alternative use
ARB4 · Granite Bay, CA
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 Granite Bay submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Granite Bay 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
$890,000
ML approach
$920,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±10% · vs last sale $1.05M (Dec 14 2023)
Last sale anchor
$1.05M
Dec 14 2023
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
$351 / 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
$11,181
Tax year 2024
Assessed value
$1,050,000
Assessed 2024
Previous assessed
$1,050,000
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$500,000
Assessed improvement
$550,000
Applied tax rate
78.0000
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
1976
Construction
WOOD
Heating
NONE
Units
1
Bathrooms
2
Total area
2,793 SF
Lot
2.01 ac (87,555 SF)
Zoning code
ARB4
APN
035-040-032-000
UPID
US09-9407285
Jurisdiction
PLACER
Zoning & alternative use
ARB4 · Granite Bay, CA
Zoning ARB4 · permitted uses
ARB4 · Granite Bay, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Granite Bay. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1976
Construction
WOOD
Heating
NONE
Units
1
Bathrooms
2
Lot
2.01 ac
Current owner
From public records · entity-resolved
Nicolae Lucian Hategan
Individual
Free & Clear · 2 yrs held
Mailing address
6905 POCA MONTOYA DR, GRANITE BAY, CA 95746-7303
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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 14, 2023
—
Nicolae Lucian Hategan
Nicolae L Hategan
Intrafamily Transfer
related
—
Oct 17, 2023
$1,050,000
Nicolae L Hategan
Mirela Antoneta Sav
Grant Deed
—
Jan 24, 2007
$663,500
Mirela Antoneta Sav
Carl E Burson JR
Grant Deed
$530,800 · Decision One Mortgage Company LLC
—
—
Carl E Burson
—
Deed Of Trust
related
$93,000 · Washington Mutual Fsb
—
—
Carl E Burson JR.
—
Deed Of Trust
related
$99,000 · Golden 1 Cu
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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