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Property profile & analytics
OFF-MARKET
Estimated value
$2,855,000
Assisted living facilities
7710 Sunset Ave Fair Oaks, CA 95628-4836
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-2984168
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1974
Construction
WOOD
Total area
5,400 SF
Lot
1.88 ac (81,892 SF)
Zoning code
RD-5
APN
242-0081-023-0000
UPID
US10-2984168
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
-
Fair Oaks Community At Sunset Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.79M
Blend (final)
Blend
$2.86M
Owner & transaction history
Southwest Key Programs INC · 3 yrs held
Southwest Key Programs INC
since 2023
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
RD-5 · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.0M
+221.0%
Restaurant
$2.5M
+106.5%
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 Fair Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fair Oaks 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
$2,925,000
ML approach
$2,840,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,950,000
Change: +221% · Conversion: Difficult
RESTAURANT
$2,540,000
Change: +107% · Conversion: Difficult
Blend value · Realmo final
$2.86M
Range $2.57M – $3.14M · ±10% · vs last sale $2.83M (Apr 3 2023)
Last sale anchor
$2.83M
Apr 3 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
$529 / 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
$35,253
Tax year 2024
Assessed value
$2,881,500
Assessed 2024
Previous assessed
$2,881,500
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$693,600
Assessed improvement
$2,187,900
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
1974
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
5,400 SF
Lot
1.88 ac (81,892 SF)
Zoning code
RD-5
APN
242-0081-023-0000
UPID
US10-2984168
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-5 · Fair Oaks, CA
Zoning RD-5 · permitted uses
RD-5 · Fair Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fair Oaks. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.0M
RESTAURANT
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
1974
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
1.88 ac
Current owner
From public records · entity-resolved
Southwest Key Programs INC
Entity
Free & Clear · 3 yrs held
Mailing address
6002 JAIN LN, AUSTIN, TX 78721-3104
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2023
$2,825,000
Southwest Key Programs INC
Carolyn F Smith
Grant Deed
—
Jan 26, 2018
—
Carolyn F Smith
—
Deed
related
$60,000 · Granzella Nelson Tr (pt)
Oct 6, 2016
—
Carolyn F Smith
—
Deed
related
$150,000 · Thomas P Granzella
Sep 30, 2004
$1,230,000
Carolyn F Smith
Premier Bank
Grant Deed
$1,094,700 · Premier Bank
Jul 22, 2004
$1,248,887
Premier Bank
Hernandez,ruth F
Trustees Deed
related
—
Jul 19, 2004
$71,835
Sarabia Enterprises INC
Hernandez,ruth F
Trustees Deed
—
Apr 1, 2004
$800,000
Properties Princess
Hernandez,ruth F
Grant Deed
related
—
Oct 3, 2002
$1,488,000
Ruth F Hernandez
Sarabia Enterprises
Grant Deed
$1,190,400 · Premier Bank
Feb 7, 1997
$980,000
Sarabia Enterprises
Crook,robert L & Edna R
Grant Deed
$789,000 · Individual
Dec 9, 1994
$1,011,281
Robert L Crook
Neeley,raymond H
Trustees Deed
—
Sep 11, 1991
$975,000
Raymond H Neeley
Crook,robert L
Grant Deed
$875,000 · Seller
—
—
Sarabia Enterprises
—
Deed Of Trust
related
$440,000 · Imperial Bank
—
—
Carolyn F Smith
—
Deed Of Trust
related
$150,000 · Thomas P Granzella
—
—
Carolyn F Smith
—
Deed Of Trust
related
$60,000 · Granzella Nelson Tr (pt)
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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