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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Assisted living facilities
777 Volz Ln Santa Cruz, CA 95062-2818
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1441688
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1973
Construction
WOOD
Total area
2,406 SF
Lot
0.36 ac (15,725 SF)
Zoning code
R-1-6
APN
026-221-42
UPID
US09-1441688
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
-
Twin Lakes Manor Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$625k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$412k
Blend (final)
Blend
$625k
Owner & transaction history
David Robert Olson · 2 yrs held
David Robert Olson
since 2024
Last sale
$625,000
7 recorded transactions
Zoning & alternative use
R-1-6 · Santa Cruz, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$515,000
+42.2%
Commercial (general)
$515,000
+41.7%
Medical building
$485,000
+34.4%
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 Santa Cruz submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Cruz 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
$625,000
ML approach
$625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$515,000
Change: +42% · Conversion: Difficult
COMMERCIAL (GENERAL)
$515,000
Change: +42% · Conversion: Difficult
MEDICAL BUILDING
$485,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$430,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $625k (Jun 10 2024)
Last sale anchor
$625k
Jun 10 2024
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
$260 / 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
$9,506
Tax year 2024
Assessed value
$708,689
Assessed 2024
Previous assessed
$708,689
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$531,517
Assessed improvement
$177,172
Applied tax rate
82.0000
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
1973
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Units
1
Rooms
8
Bathrooms
3
Total area
2,406 SF
Lot
0.36 ac (15,725 SF)
Zoning code
R-1-6
APN
026-221-42
UPID
US09-1441688
Jurisdiction
SANTA CRUZ
Zoning & alternative use
R-1-6 · Santa Cruz, CA
Zoning R-1-6 · permitted uses
R-1-6 · Santa Cruz, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santa Cruz. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$515,000
COMMERCIAL (GENERAL)
Est. value
$515,000
MEDICAL BUILDING
Est. value
$485,000
AUTO REPAIR, GARAGE
Est. value
$430,000
OFFICE BUILDING
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1973
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Units
1
Rooms
8
Bathrooms
3
Lot
0.36 ac
Current owner
From public records · entity-resolved
David Robert Olson
Individual
Mailing address
229 N SANBORN RD, SALINAS, CA 93905-2218
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 27, 2026
—
David Robert Olson
—
Deed
related
$1,040,000 · Fundloans Capital
Jun 10, 2024
$625,000
David Robert Olson
Twin Lakes Manor LLC
Grant Deed
—
May 3, 2010
$560,000
Twin Lakes Manor LLC
Santa Cruz Clean & Sober Homes
Grant Deed
$915,000 · Monterey County Bank
Mar 15, 2006
—
Clean Santa Cruz
—
Trustees Deed
related
$75,000 · Santa Cruz Community Cu
—
—
Clean Santa Cruz
—
Deed Of Trust
related
$252,000 · Union Bank Of California
—
—
Assoc Re Western
—
Deed Of Trust
related
$230,000 · Individual
—
—
Santa Cruz Clean
—
Deed Of Trust
related
$262,500 · Monterey Bay Bank
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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