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Property profile & analytics
OFF-MARKET
Estimated value
$8,825,000
Assisted living facilities
825 18th St Antioch, CA 94509-2835
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3280897
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1989
Total area
30,974 SF
Lot
1.07 ac (46,522 SF)
APN
065-262-039-4
UPID
US09-3280897
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
-
Hillcrest Memory Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.84M
Blend (final)
Blend
$8.83M
Owner & transaction history
Kopion Property 3 LLC · 1 yrs held
Kopion Property 3 LLC
since 2025
Last sale
$8.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.5M
+20.2%
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 Antioch submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Antioch 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
$8,840,000
ML approach
$8,945,000
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)
$11,275,000
Current use
RESTAURANT
$13,545,000
Change: +20% · Conversion: Difficult
MEDICAL BUILDING
$11,250,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,780,000
Change: -4% · Conversion: Difficult
OFFICE BUILDING
$10,650,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$8.83M
Range $7.94M – $9.71M · ±10% · vs last sale $8.75M (Feb 21 2025)
Last sale anchor
$8.75M
Feb 21 2025
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
$285 / 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
$102,317
Tax year 2024
Assessed value
$3,316,459
Assessed 2024
Previous assessed
$3,316,459
+0.0% YoY
Effective rate
3.09%
On assessed value
Assessed land
$589,138
Assessed improvement
$2,727,321
Applied tax rate
1.0000
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
1989
Heating
NONE
Stories
1
Units
36
Rooms
36
Total area
30,974 SF
Lot
1.07 ac (46,522 SF)
APN
065-262-039-4
UPID
US09-3280897
Jurisdiction
CONTRA COSTA
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
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$11.3M
RESTAURANT
Est. value
$13.5M
MEDICAL BUILDING
Est. value
$11.3M
COMMERCIAL (GENERAL)
Est. value
$10.8M
OFFICE BUILDING
Est. value
$10.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1989
Heating
NONE
Stories
1
Units
36
Rooms
36
Lot
1.07 ac
Current owner
From public records · entity-resolved
Kopion Property 3 LLC
Entity
Free & Clear · 1 yrs held
Mailing address
156 LAS QUEBRADAS, ALAMO, CA 94507-1741
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 21, 2025
$8,750,000
Kopion Property 3 LLC
Sst Hospitality LLC
Grant Deed
—
Apr 19, 2017
—
Sst Hospitality LLC
—
Deed
related
$2,025,615 · Trans Pacific Nat'l Bk
Apr 14, 2017
—
Sst Hospitality LLC
—
Deed
related
$1,458,000 · Mortgage Cap Dev
Jun 24, 2016
—
Sst Hospitality LLC
—
Deed
related
$1,446,139 · Trans Pacific Nat'l Bk
Jan 6, 2015
$2,750,000
Sst Hospitality LLC
Fatima Zahra INC
Grant Deed
$1,778,559 · Trans Pacific National Bank
Dec 31, 2014
—
Fatima Of Zahra INC
Sarkeshik,mehrangiz & Abolfazi
Grant Deed
—
Dec 29, 2011
—
Fatima Zahra INC
Abolfazi Sarkeshik
Grant Deed
$1,330,000 · Wells Fargo Bank NA
Mar 1, 2001
—
Fatim/zahra INC
Sarkeshik,a & Mehrangiz
Grant Deed
$1,570,200 · Reilly Mortgage Group INC
Sep 23, 1997
$2,000,000
Sarkeshik,a & Mehrangiz
Siino,sal N
Trustees Deed
$1,500,000 · Siino Trust
Sep 23, 1997
$9,090
Siino,sal N
Siino,mildred D
Trustees Deed
related
—
Apr 19, 1994
$1,782,100
Sal N Siino
Fordiani,richard
Trustees Deed
—
—
—
Fatima Of Zahra INC
—
Deed Of Trust
related
$330,000 · Us Department Of Labor
—
—
Sst Hospitality LLC
—
Loan Modification
related
$2,025,615 · Trans Pacific Nat'l Bk
—
—
Sst Hospitality LLC
—
Loan Modification
related
$1,446,139 · Trans Pacific Nat'l Bk
—
—
Sst Hospitality LLC
—
Deed Of Trust
related
$2,025,615 · Trans Pacific Nat'l Bk
—
—
Sst Hospitality LLC
—
Deed Of Trust
related
$1,458,000 · Mortgage Cap Dev
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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