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Property profile & analytics
OFF-MARKET
Estimated value
$32,975,000
Assisted living facilities
8484 Madison Ave Fair Oaks, CA 95628-3878
Entity Owned
5-yr Hold
Free & Clear
Property ID
US09-5537769
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2018
Construction
WOOD
Total area
84,387 SF
Lot
3.52 ac (153,331 SF)
Zoning code
LC
APN
249-0160-072-0000
UPID
US09-5537769
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
-
Oakmont of Fair Oaks Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$28.01M
Blend (final)
Blend
$32.98M
Owner & transaction history
Hsre Oakmont Fair Oaks LLC · 5 yrs held
Hsre Oakmont Fair Oaks LLC
since 2021
Last sale
$32.6M
7 recorded transactions
Zoning & alternative use
LC · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$39.7M
+106.5%
Apartment house (5+ units)
$24.2M
+25.8%
Medical building
$22.0M
+14.3%
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 Fair Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fair Oaks 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
$38,765,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$39,690,000
Change: +107% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$24,170,000
Change: +26% · Conversion: Difficult
MEDICAL BUILDING
$21,970,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$21,855,000
Change: +14% · Conversion: Difficult
AUTO REPAIR, GARAGE
$21,790,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$32.98M
Range $29.68M – $36.27M · ±10% · vs last sale $32.56M (May 3 2021)
Last sale anchor
$32.56M
May 3 2021
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
$391 / 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
$421,340
Tax year 2024
Assessed value
$34,428,274
Assessed 2024
Previous assessed
$34,428,274
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,077,503
Assessed improvement
$31,350,771
Applied tax rate
54.0000
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
2018
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
84,387 SF
Lot
3.52 ac (153,331 SF)
Zoning code
LC
APN
249-0160-072-0000
UPID
US09-5537769
Jurisdiction
SACRAMENTO
Zoning & alternative use
LC · Fair Oaks, CA
Zoning LC · permitted uses
LC · Fair Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fair Oaks. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$39.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$24.2M
MEDICAL BUILDING
Est. value
$22.0M
OFFICE BUILDING
Est. value
$21.9M
AUTO REPAIR, GARAGE
Est. value
$21.8M
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
OFFICE 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
2018
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
3.52 ac
Current owner
From public records · entity-resolved
Hsre Oakmont Fair Oaks LLC
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2021
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
May 3, 2021
$32,562,000
Hsre Oakmont Fair Oaks LLC
Oakmont Of Fair Oaks LLC
Grant Deed
—
Oct 17, 2016
—
Oakmont Of Fair Oaks LLC
—
Grant Deed
related
$22,640,000 · Private Individual
Jul 25, 2016
$2,050,000
Oakmont Of Fair Oaks LLC
Ohanesian Elsie Trust
Grant Deed
—
Feb 28, 2013
—
Yenovkian,mary 2012 Trust
Yenovkian,mary
Quit Claim Deed
related
—
Nov 29, 2012
—
Yenovkian,sue
Yenovkian,aram
Affidavit Of Death
related
—
Mar 7, 2011
—
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
—
Feb 6, 2009
—
Yenovkian,aram & S Trust
Taylor Of Village Sacramento Invs
Quit Claim Deed
related
—
Feb 10, 2006
—
Taylor Of Village Sacramento Inv
Yenovkian A & S Trust
Grant Deed
related
—
—
—
Oakmont Of Fair Oaks LLC
—
Deed Of Trust
related
$31,496,000 · Greystone Svcg
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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