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Property profile & analytics
OFF-MARKET
Estimated value
$2,050,000
Assisted living facilities
750 Mcdowell Blvd Petaluma, CA 94954-1439
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0029437
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1996
Construction
WOOD
Total area
23,022 SF
Lot
1.68 ac (73,180 SF)
APN
137-061-038-000
UPID
US09-0029437
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
-
MuirWoods Memory Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.05M
Owner & transaction history
Rancho Vista Eat LLC · 8 yrs held
Rancho Vista Eat LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.3M
+73.3%
Auto repair, garage
$2.9M
+54.9%
Industrial (general)
$2.7M
+40.1%
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 Petaluma submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Petaluma 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)
$1,890,000
Current use
RESTAURANT
$3,280,000
Change: +73% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,930,000
Change: +55% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,650,000
Change: +40% · Conversion: Difficult
MEDICAL BUILDING
$2,195,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$1,560,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$2.05M
Range $1.85M – $2.26M · ±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
$89 / 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
$116,493
Tax year 2024
Assessed value
$10,708,979
Assessed 2024
Previous assessed
$10,708,979
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$3,681,211
Assessed improvement
$7,027,768
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
1996
Construction
WOOD
Heating
NONE
Stories
1
Units
40
Total area
23,022 SF
Lot
1.68 ac (73,180 SF)
APN
137-061-038-000
UPID
US09-0029437
Jurisdiction
SONOMA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.9M
RESTAURANT
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$2.9M
INDUSTRIAL (GENERAL)
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.2M
RETAIL STORES
Est. value
$1.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
MEDICAL BUILDING
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
1996
Construction
WOOD
Heating
NONE
Stories
1
Units
40
Lot
1.68 ac
Current owner
From public records · entity-resolved
Rancho Vista Eat LLC
Entity
Free & Clear · 8 yrs held
Mailing address
4 PARK PLZ STE #1700, IRVINE, CA 92614-2559
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2018
$9,600,000
Rancho Vista Eat LLC
Wilkinson Adobe House Dst
Grant Deed
—
Aug 11, 2017
$10,662,000
Gerber,scott & Jessica Trust
North Mcdowell Commons LLC
Grant Deed
—
Sep 8, 2015
—
Stewart Title Of Ca
North Mcdowell Commons LLC
Grant Deed
related
—
Sep 24, 2014
$645,100
Futrell Walter Pacific LLC
Walter,norm & Wende
Trustees Deed
related
$1,070,000 · Robin Lederman
Dec 27, 2012
$500,000
Walter,norm & Wende
Exchange Bk
Grant Deed
—
Aug 18, 2009
$50,000
Exchange Bk
Redwood Trust Deed Svcs
Trustees Deed
related
—
Dec 24, 2008
$14,540,000
Adobe House Dst Wilkinson
Adobe House LLC
Grant Deed
$9,230,000 · Summit State Bank
Dec 10, 2008
—
Adobe House LLC
Adobe House LLC
Quit Claim Deed
related
$403,146 · Rice Gregory B & Linda M Trust
Jul 30, 1999
—
Adobe House LLC
Adobe House LLC
Quit Claim Deed
related
—
Oct 30, 1995
—
Adobe House
Rice,gregory B & Linda B
Grant Deed
$2,120,600 · Westamerica Bank
Sep 21, 1995
—
Picchi Trust
Marin County Exchange Corp
Grant Deed
related
—
May 23, 1995
$280,000
Gregory B Rice
Young Trust
Grant Deed
—
—
—
Keith,joseph P & Carolyn G
—
Deed Of Trust
related
$300,000 · Exchange Bk
—
—
Adobe House LLC
—
Deed Of Trust
related
$1,000,000 · Bay Area Employment Dev Co
—
—
Adobe House LLC
—
Deed Of Trust
related
$1,315,000 · Westamerica Bank
—
—
Keith,joseph P & Carolyn G
—
Deed Of Trust
related
$1,100,000 · Exchange Bk
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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