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Property profile & analytics
OFF-MARKET
Estimated value
$7,840,000
Assisted living facilities
8180 Arroyo Vis Dr, Sacramento, CA 95823-5957
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2949008
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Construction
WOOD
Total area
24,627 SF
Lot
0.69 ac (30,232 SF)
Zoning code
R-1A
APN
117-0120-052-0000
UPID
US10-2949008
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
$8.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.61M
Blend (final)
Blend
$7.84M
Owner & transaction history
Regency Place Acquisition LLC · 5 yrs held
Regency Place Acquisition LLC
since 2020
Last sale
$6.9M
4 recorded transactions
Zoning & alternative use
R-1A · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.1M
+116.5%
Neighborhood: shopping center
$7.8M
+38.4%
Apartment house (5+ units)
$7.3M
+30.1%
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 Sacramento submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sacramento 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
$9,050,000
ML approach
$8,840,000
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)
$5,610,000
Current use
RESTAURANT
$12,140,000
Change: +116% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,760,000
Change: +38% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$7,295,000
Change: +30% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,300,000
Change: +12% · Conversion: Difficult
MEDICAL BUILDING
$6,270,000
Change: +12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,820,000
Change: +4% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,400,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$7.84M
Range $7.06M – $8.62M · ±10% · vs last sale $6.85M (Jul 28 2020)
Last sale anchor
$6.85M
Jul 28 2020
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
$318 / 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
$57,762
Tax year 2024
Assessed value
$5,212,652
Assessed 2024
Previous assessed
$5,212,652
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$637,785
Assessed improvement
$4,574,867
Applied tax rate
3.0000
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
2000
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
24,627 SF
Lot
0.69 ac (30,232 SF)
Zoning code
R-1A
APN
117-0120-052-0000
UPID
US10-2949008
Jurisdiction
SACRAMENTO
Zoning & alternative use
R-1A · Sacramento, CA
Zoning R-1A · permitted uses
R-1A · Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sacramento. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$5.6M
RESTAURANT
Est. value
$12.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.3M
AUTO REPAIR, GARAGE
Est. value
$6.3M
MEDICAL BUILDING
Est. value
$6.3M
COMMERCIAL (GENERAL)
Est. value
$5.8M
INDUSTRIAL (GENERAL)
Est. value
$5.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (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
2000
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
0.69 ac
Current owner
From public records · entity-resolved
Regency Place Acquisition LLC
Entity
Mailing address
2121 ROSECRANS AVE STE #3301, EL SEGUNDO, CA 90245-4744
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2020
$10,450,000
Regency Place Acquisition LLC
Solstar Regency LLC
Grant Deed
related
$11,200,000 · White Oak Healthcare Reit II L
Mar 27, 2015
$6,850,000
Solstar Regency LLC
Regency Place Senior Center LP
Grant Deed
$4,448,000 · Wilshire Bank
Oct 23, 2006
—
Innovative Oil
Pilegaard,erik N & Kristen A
Grant Deed
—
Aug 22, 2003
—
Regency Properties LLC
Regency Partners LLC
Quit Claim Deed
related
$4,800,000 · First National 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.
Try Rey
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