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Property profile & analytics
OFF-MARKET
Estimated value
$1,920,000
Assisted living facilities
7468 Millbrook Ave Fresno, CA 93720-3239
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-0574568
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2001
Construction
WOOD
Total area
94,413 SF
Lot
6.66 ac (290,109 SF)
Zoning code
RM1
APN
404-030-46
UPID
US09-0574568
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
by Request
Blend (final)
Blend
$1.92M
Owner & transaction history
Fresno Senior Living LP · 7 yrs held
Fresno Senior Living LP
since 2018
7 recorded transactions
Zoning & alternative use
RM1 · Fresno, 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 Fresno submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fresno 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)
$2,510,000
Current use
Blend value · Realmo final
$1.92M
Range $1.73M – $2.11M · ±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
$20 / 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
$187,189
Tax year 2023
Assessed value
$15,405,397
Assessed 2023
Previous assessed
$15,405,397
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,929,962
Assessed improvement
$13,475,435
Applied tax rate
5.0000
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
2001
Construction
WOOD
Heating
NONE
Stories
2
Total area
94,413 SF
Lot
6.66 ac (290,109 SF)
Zoning code
RM1
APN
404-030-46
UPID
US09-0574568
Jurisdiction
FRESNO
Zoning & alternative use
RM1 · Fresno, CA
Zoning RM1 · permitted uses
RM1 · Fresno, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fresno. 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
$2.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2001
Construction
WOOD
Heating
NONE
Stories
2
Lot
6.66 ac
Current owner
From public records · entity-resolved
Fresno Senior Living LP
Entity
Mailing address
7660 FAY AVE N STE N, LA JOLLA, CA 92037-4875
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
30 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2018
$19,734,000
Fresno Senior Living LP
Fresno Millbrook Property LLC
Grant Deed
$16,773,850 · Bokf NA
Mar 20, 2013
—
Fresno Millbrook Property LLC
Fresno Millbrook LLC
Grant Deed
$11,038,900 · Centennial Mortgage INC
Jul 28, 2009
—
Fresno Millbrook LLC
Arei Fresno 8 LLC
Quit Claim Deed
—
Sep 1, 2008
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Feb 10, 2006
$89,500
Arei Fresno 18 LLC
Arei Fresno Investors 15 LLC
Grant Deed
—
Feb 4, 2005
$455,486
Arei Fresno 17 LLC
Oakdale Heights Fresno
Grant Deed
—
Feb 1, 2005
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Dec 10, 2004
$82,160
Arei Fresno 16 LLC
Oakdale Heights Fresno
Grant Deed
—
Sep 24, 2004
$16,226
Arei Fresno 3 LLC
Oakdale Heights Fresno
Grant Deed
—
Sep 17, 2004
$221,481
Arei Fresno Investors 15 LLC
Oakdale Heights Fresno
Grant Deed
—
Sep 14, 2004
$362,795
Arei Fresno 12 LLC
Oakdale Heights Fresno
Grant Deed
—
Sep 10, 2004
$203,626
Arei Fresno Investors 15 LLC
Oakdale Heights Fresno
Grant Deed
—
Aug 13, 2004
$434,801
Arei Fresno 14 LLC
Oakdale Heights Fresno
Grant Deed
—
Aug 13, 2004
$58,000
Arei Fresno Investors 15 LLC
Oakdale Heights Fresno
Grant Deed
related
—
Aug 3, 2004
$199,000
Arei Fresno 13 LLC
Oakdale Heights Fresno
Grant Deed
related
—
Aug 2, 2004
$399,500
Arei Fresno Investors 15 LLC
Oakdale Heights Fresno
Grant Deed
related
—
Jul 30, 2004
$95,500
Arei Fresno 11 LLC
Oakdale Heights Fresno
Grant Deed
related
—
Jul 30, 2004
$191,000
Arei Fresno 12 LLC
Oakdale Heights Fresno
Grant Deed
related
—
Jul 30, 2004
$79,500
Arei Fresno 10 LLC
Oakdale Heights Fresno
Grant Deed
related
—
Jul 21, 2004
$203,000
Arei Fresno 3 LLC
Oakdale Heights Fresno LP
Grant Deed
related
—
Jul 16, 2004
$79,500
Arei Fresno 4 LLC
Oakdale Heights Fresno
Grant Deed
related
—
Jul 16, 2004
$97,500
Arei Fresno 9 LLC
Oakdale Heights Fresno
Grant Deed
related
—
Jul 16, 2004
$60,000
Arei Fresno 6 LLC
Oakdale Heights Fresno
Grant Deed
related
—
Jul 16, 2004
$190,500
Arei Fresno 8 LLC
Oakdale Heights Fresno
Grant Deed
related
—
Jul 16, 2004
$210,000
Arei Fresno 5 LLC
Oakdale Heights Fresno
Grant Deed
related
—
Jul 16, 2004
$20,000
Arei Fresno 7 LLC
Oakdale Heights Fresno
Grant Deed
related
—
Jun 25, 2004
$105,000
Arei Fresno II LLC
Oakdale Heights Fresno LP
Grant Deed
related
—
Aug 13, 2002
$8,400,000
Oakdale Heights Fresno LP
Als National INC
Grant Deed
$7,800,000 · Owens Mortgage Investment Fund
—
—
Fresno Millrbook LLC
—
Deed Of Trust
related
$11,038,900 · Ziegler Financial
—
—
Oakdale Heights Fresno LP
—
Deed Of Trust
related
$8,175,555 · Owens Mortgage Investment Fund
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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