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Property profile & analytics
OFF-MARKET
Estimated value
$1,835,000
Assisted living facilities
8495 Freedom Ln, Winters, CA 95694-9681
Individually Owned
4-yr Hold
Property ID
US09-1072851
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2010
Total area
4,991 SF
Lot
10 ac (435,600 SF)
APN
0104-060-170
UPID
US09-1072851
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
$1.99M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.74M
Blend (final)
Blend
$1.84M
Owner & transaction history
Jonta L Davenport · 4 yrs held
Jonta L Davenport
since 2021
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.4M
+14.7%
Medical building
$1.3M
+3.4%
Auto repair, garage
$1.3M
+2.4%
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 Winters submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winters 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
$2,005,000
ML approach
$1,985,000
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)
$1,225,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,405,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$1,270,000
Change: +3% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,255,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.84M
Range $1.65M – $2.02M · ±10% · vs last sale $1.73M (Dec 1 2021)
Last sale anchor
$1.73M
Dec 1 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
$368 / 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
$19,739
Tax year 2023
Assessed value
$1,764,600
Assessed 2023
Previous assessed
$1,764,600
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$459,000
Assessed improvement
$1,305,600
Applied tax rate
63.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2010
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Rooms
9
Bathrooms
4
Total area
4,991 SF
Lot
10 ac (435,600 SF)
APN
0104-060-170
UPID
US09-1072851
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL 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
2010
Heating
CENTRAL
Cooling
Yes
Stories
1
Rooms
9
Bathrooms
4
Lot
10 ac
Current owner
From public records · entity-resolved
Jonta L Davenport
Individual
Mailing address
26 ESCHER CIR, OAKLEY, CA 94561-2017
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2021
$1,730,000
Jonta L Davenport
Kalsang Dorji
Grant Deed
$1,470,500 · Change Lending LLC
Oct 25, 2019
—
Kalsang Dorji
Kalsang Dorji
Quit Claim Deed
related
$421,000 · Cashcall
Feb 14, 2011
—
Kalsang Dorji
Dorji,tenzin
Quit Claim Deed
related
—
Feb 14, 2011
$506,000
Kalsang Dorji
Joseph Patrick Mccarthy
Grant Deed
—
Jan 24, 2002
—
Joseph P Mccarthy
Mccarthy,samantha R
Quit Claim Deed
related
—
Jan 24, 2002
$325,000
Joseph P Mccarthy
Wheeler,leo C & Valerie L
Grant Deed
$260,000 · Abn Amro Mortgage Group INC
—
—
Leo C Wheeler
—
Deed Of Trust
related
$30,000 · Acorn Properties
—
—
Joseph P Mccarthy
—
Deed Of Trust
related
$322,700 · Matrix Financial Service Corp
—
—
Joseph P Mccarthy
—
Deed Of Trust
related
$333,700 · Wells Fargo Bank
—
—
Joseph P Mccarthy
—
Deed Of Trust
related
$147,800 · Liberty American Mortgage
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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