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Property profile & analytics
OFF-MARKET
Estimated value
$2,460,000
Assisted living facilities
850 Sonoma Ave Santa Rosa, CA 95404-4715
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3268601
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1969
Construction
WOOD
Total area
46,093 SF
Lot
2.28 ac (99,316 SF)
APN
009-211-084-000
UPID
US10-3268601
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
-
Creekside Behavioral Health Hospital
-
Creekside Mental Health Crisis Center Medical Clinic
-
Creekside Rehabilitation & Behavioral Health Rehabilitation Center Mental Health Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.46M
Owner & transaction history
Sonoma Propco LLC · 1 yrs held
Sonoma Propco LLC
since 2025
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 Santa Rosa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Rosa 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$3,955,000
Current use
Blend value · Realmo final
$2.46M
Range $2.21M – $2.71M · ±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
$53 / 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
$149,913
Tax year 2024
Assessed value
$13,025,366
Assessed 2024
Previous assessed
$13,025,366
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$3,177,746
Assessed improvement
$9,847,620
Applied tax rate
4.0000
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
1969
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
46,093 SF
Lot
2.28 ac (99,316 SF)
APN
009-211-084-000
UPID
US10-3268601
Jurisdiction
SONOMA
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
$4.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1969
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.28 ac
Current owner
From public records · entity-resolved
Sonoma Propco LLC
Entity
Mailing address
91 GREGORY LN STE #17, CONCORD, CA 94523-4927
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2025
$12,000,000
Sonoma Propco LLC
850 Sonoma LLC
Trust Deed
related
$13,500,000 · Popular Bank
Jan 3, 2025
—
Eight50 Holdings LLC
Psg & Associates Management INC
Quitclaim Deed
related
—
Jan 18, 2024
—
Psg & Associates Management INC
850 Sonoma LLC
Grant Deed
—
Mar 26, 2018
—
Ccrc LLC
—
Deed
related
—
Oct 23, 2017
—
850 Sonoma LLC
Ccrc LLC
Quit Claim Deed
$25,000,000 · Banco Popular
Jun 30, 2017
—
Ccrc LLC
—
Deed
related
—
Mar 7, 2013
—
Ccrc LLC
—
Deed Of Trust
related
$25,000,000 · Preferred Bank
Jan 2, 2009
$10,317,000
Ccrc LLC
Santa Rosa Convalescent Hosp P
Grant Deed
—
Apr 9, 1997
—
Kessler Trust
Kessler Trust
Quit Claim Deed
related
—
Mar 21, 1995
—
Kessler Trust
Kessler,leslie M & Alice G
Quit Claim Deed
related
—
—
—
Ccrc LLC
—
Deed Of Trust
related
$2,600,000 · Western Adventist Foundation
—
—
Ccrc LLC
—
Deed Of Trust
related
—
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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