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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Assisted living facilities
790 Holmes St Livermore, CA 94550-4229
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US09-7667191
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Construction
WOOD
Total area
9,002 SF
Lot
0.54 ac (23,560 SF)
APN
97-90-37
UPID
US09-7667191
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
-
Tuscany Villa Senior Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$455k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$617k
Blend (final)
Blend
$535k
Owner & transaction history
Freanel & Son-tg LLC · 18 yrs held
Freanel & Son-tg LLC
since 2007
7 recorded transactions
Zoning & alternative use
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 Livermore submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Livermore 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
$455,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$59 / 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
$29,710
Tax year 2023
Assessed value
$2,591,444
Assessed 2024
Previous assessed
$2,540,642
+2.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$312,049
Assessed improvement
$2,279,395
Applied tax rate
16.0000
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
1997
Construction
WOOD
Heating
NONE
Buildings
1
Stories
1
Total area
9,002 SF
Lot
0.54 ac (23,560 SF)
APN
97-90-37
UPID
US09-7667191
Jurisdiction
ALAMEDA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1997
Construction
WOOD
Heating
NONE
Stories
1
Buildings
1
Lot
0.54 ac
Current owner
From public records · entity-resolved
Freanel & Son-tg LLC
Entity
Mailing address
125 SILVER OAK TER, ORINDA, CA 94563-1226
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2019
—
Freanel & Son Tg LLC
—
Deed
related
$1,840,000 · Bay Commercial Bank
Dec 27, 2007
—
Freanel & Son-tg LLC
Stamm,frederick J & Anelli P
Grant Deed
—
Oct 23, 1995
—
Frederick J Stamm
—
Grant Deed
related
$1,200,000 · Community First Bank
Nov 1, 1991
$550,000
Stamm Frederick
Palaad,r.&m.
Grant Deed
$650,000 · Seller
Aug 1, 1990
$675,000
Roger Palaad
Garland B Hutchi
Grant Deed
$585,000 · Sumitomo Bank
—
—
Stamm Frederick
—
Deed Of Trust
related
$950,000 · Bank Of Oakland
—
—
Frederick J Stamm
—
Deed Of Trust
related
$700,000 · Valley Community Bank
—
—
Freanel & Son-tg LLC
—
Deed Of Trust
related
$2,106,454 · Bank Of Alameda
—
—
Frederick J Stamm
—
Deed Of Trust
related
$500,000 · Valley Community 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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