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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Assisted living facilities
773 Sarah St Brentwood, CA 94513-1260
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2615745
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1962
Total area
1,529 SF
Lot
0.12 ac (5,132 SF)
Zoning code
MR30
APN
012-062-012-5
UPID
US09-2615745
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
$500k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$584k
Blend (final)
Blend
$525k
Owner & transaction history
Azim Esmaelizadah · 3 yrs held
Azim Esmaelizadah
since 2023
Last sale
$549,000
7 recorded transactions
Zoning & alternative use
MR30 · Brentwood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$830,000
+97.9%
Office building
$765,000
+82.8%
Medical building
$695,000
+65.9%
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 Brentwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brentwood 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
$525,000
ML approach
$500,000
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)
$420,000
Current use
AUTO REPAIR, GARAGE
$830,000
Change: +98% · Conversion: Difficult
OFFICE BUILDING
$765,000
Change: +83% · Conversion: Difficult
MEDICAL BUILDING
$695,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$650,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$630,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$460,000
Change: +9% · Conversion: Difficult
WAREHOUSE, STORAGE
$430,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$525k
Range $473k – $578k · ±10% · vs last sale $549k (Aug 9 2023)
Last sale anchor
$549k
Aug 9 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
$343 / 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
$6,420
Tax year 2024
Assessed value
$549,000
Assessed 2024
Previous assessed
$549,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$300,000
Assessed improvement
$249,000
Applied tax rate
10.0000
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
1962
Heating
NONE
Stories
1
Bathrooms
2
Total area
1,529 SF
Lot
0.12 ac (5,132 SF)
Zoning code
MR30
APN
012-062-012-5
UPID
US09-2615745
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
MR30 · Brentwood, CAZoning MR30 · permitted uses
MR30 · Brentwood, CA
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
$420,000
AUTO REPAIR, GARAGE
Est. value
$830,000
OFFICE BUILDING
Est. value
$765,000
MEDICAL BUILDING
Est. value
$695,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$650,000
RETAIL STORES
Est. value
$630,000
COMMERCIAL (GENERAL)
Est. value
$460,000
WAREHOUSE, STORAGE
Est. value
$430,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1962
Heating
NONE
Stories
1
Bathrooms
2
Lot
0.12 ac
Current owner
From public records · entity-resolved
Azim Esmaelizadah
Individual
Free & Clear · 3 yrs held
Mailing address
2758 HANDSTAND WAY, TRACY, CA 95377-6702
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2023
—
Azim Esmaelizadah
Azim Esmaelizadah
Intrafamily Transfer
related
—
Jul 18, 2023
$549,000
Azim Esmaelizadah
Huann Ching Tang
Grant Deed
$411,750 · United Wholesale Mortgage
Oct 2, 2019
—
Sun Living Trust
Tang,wen
Quit Claim Deed
related
—
Jul 11, 2016
—
Wen Tang
Tang,huann C
Quit Claim Deed
related
—
Jul 11, 2016
$830,000
Wen Tang
Oshinowo,oladunni O
Grant Deed
related
—
May 2, 2016
$830,000
Wen Tang
Oshinowo,oladunni O
Grant Deed
$200,000 · Oladunni O Oshinowo
May 2, 2016
—
Wen Tang
Tang,huann C
Quit Claim Deed
related
—
May 8, 1997
$465,000
Oshinowo,oladunni O
Thomas,thomas N & Erlinda
Trustees Deed
$372,000 · Bank Of Oakland
May 8, 1997
—
Oladuni O Oshinowo
Oshinowo,anthony & Oladunni O
Quit Claim Deed
related
—
Nov 7, 1988
$191,500
Thomas T.
Gonzales,e.&s./m
Grant Deed
$120,000 · Individual
Oct 5, 1984
$45,500
Eduardo Gonzalez
Labaria,emmanuel N
Grant Deed
related
—
—
—
Grace Oshinowo
—
Deed Of Trust
related
$8,250 · First Golden State Realty
—
—
Oladunni O Oshinowo
—
Deed Of Trust
related
$150,000 · Union Bank Of California
—
—
Thomas N Thomas
—
Deed Of Trust
related
$320,000 · Cupertino National Bank
—
—
Grace Oshinowo
—
Deed Of Trust
related
$8,250 · Winters Realty
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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