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Property profile & analytics
OFF-MARKET
Estimated value
$17,795,000
Assisted living facilities
799 Yellowstone Dr, Vacaville, CA 95687-3449
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US10-3040286
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1986
Total area
120,980 SF
Lot
7.4 ac (322,344 SF)
APN
0134-020-190
UPID
US10-3040286
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
-
Creative Home Care Home Health Care Service
-
Cogir of Vacaville Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$19.91M
Blend (final)
Blend
$17.80M
Owner & transaction history
799 Yellowstone Drive LLC · 17 yrs held
799 Yellowstone Drive LLC
since 2009
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 Vacaville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vacaville 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
COMMERCIAL (GENERAL)
$24,530,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$17.80M
Range $16.02M – $19.57M · ±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
$147 / 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
$260,780
Tax year 2023
Assessed value
$22,372,031
Assessed 2023
Previous assessed
$22,372,031
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$4,991,381
Assessed improvement
$17,380,650
Applied tax rate
6.0000
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
1986
Heating
NONE
Stories
2
Units
160
Total area
120,980 SF
Lot
7.4 ac (322,344 SF)
APN
0134-020-190
UPID
US10-3040286
Jurisdiction
SOLANO
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
COMMERCIAL (GENERAL)
Est. value
$24.5M
COMMERCIAL (GENERAL)
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
1986
Heating
NONE
Stories
2
Units
160
Lot
7.4 ac
Current owner
From public records · entity-resolved
799 Yellowstone Drive LLC
Entity
Mailing address
6737 W WASHINGTON ST STE #2300, MILWAUKEE, WI 53214-5650
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 20, 2010
—
799 Yellowstone Drive LLC
—
Deed Of Trust
related
$14,950,000 · Federal Home Loan Mortgage Cor
Apr 9, 2009
—
799 Yellowstone Drive LLC
Health Care Reit INC
Grant Deed
$14,950,000 · Keycorp R/e Cap Mktg
Jan 31, 2008
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Jan 6, 2006
$17,542,100
Health Care Reit INC
Chang Retirement Ctrs Ptshp
Grant Deed
—
Oct 12, 2005
—
Chang Retirement Centers Ptshp
Chang T M & Yoshie F Trust
Quit Claim Deed
—
Aug 14, 1995
—
Chang Trust
—
Deed Of Trust
related
$20,000,000 · Pacific Mutual Life Ins Co
Jul 18, 1994
—
Chang Trust
Chang,t M & Yosh
Quit Claim Deed
related
—
—
—
799 Yellowstone Drive LLC
—
Loan Modification
related
$14,950,000 · Federal Home Loan Mortgage Cor
—
—
799 Yellowstone Drive LLC
—
Loan Modification
related
$14,950,000 · Federal Hm Ln Mtg
—
—
799 Yellowstone Drive LLC
—
Loan Modification
related
$14,950,000 · Federal Hm Ln Mtg
—
—
Chang,tr
—
Deed Of Trust
related
$20,000 · Citicorp USA Corp
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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