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Property profile & analytics
OFF-MARKET
Assisted living facilities
8554 Shawnee Ave Fair Oaks, CA 95628-6233
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1043331
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2006
Construction
WOOD
Total area
2,756 SF
Lot
0.26 ac (11,326 SF)
Zoning code
RD-3
APN
246-0272-010-0000
UPID
US09-1043331
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
C & S Estates LLC · 11 yrs held
C & S Estates LLC
since 2015
7 recorded transactions
Zoning & alternative use
RD-3 · Fair Oaks, CA
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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,239
Tax year 2024
Assessed value
$589,012
Assessed 2024
Previous assessed
$589,012
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$176,737
Assessed improvement
$412,275
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
2006
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Rooms
10
Bathrooms
3
Total area
2,756 SF
Lot
0.26 ac (11,326 SF)
Zoning code
RD-3
APN
246-0272-010-0000
UPID
US09-1043331
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-3 · Fair Oaks, CA
Zoning RD-3 · permitted uses
RD-3 · 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.
Building & site characteristics
From public records
Year built
2006
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Rooms
10
Bathrooms
3
Lot
0.26 ac
Current owner
From public records · entity-resolved
C & S Estates LLC
Entity
Free & Clear · 11 yrs held
Mailing address
8938 MADISON AVE, FAIR OAKS, CA 95628-4010
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 7, 2022
—
C & S Estates LLC
—
Deed
related
$330,000 · C & S Estates LLC
Apr 1, 2015
—
C & S Estates LLC
Troutman Donald E
Quit Claim Deed
related
—
Mar 31, 2015
$500,000
Donald E Troutman
Mischiu Oana M
Grant Deed
—
Mar 22, 2011
$270,000
Oana M Mischiu
Mischiu,radu
Grant Deed
related
$216,000 · Provident Savings Bank
Nov 24, 2010
$237,000
Radu Mischiu
Jp Morgan Mtg Trust 2007-a6
Grant Deed
—
Aug 18, 2010
$275,373
Jp Morgan Mtg Trust 2007-a6
Ndex West LLC
Trustees Deed
related
—
Apr 19, 2007
—
Emanuel Anton
Anton,emanuel
Quit Claim Deed
related
$472,000 · American Brokers Conduit
Sep 23, 2003
—
Emanuel Anton
Anton,emanuel
Quit Claim Deed
related
$178,500 · Washington Mutual Fsb
Apr 28, 2000
$110,500
Emanuel Anton
Prince Trust
Grant Deed
$99,450 · Union Bank Of California
—
—
Emanuel Anton
—
Deed Of Trust
related
$40,000 · Wells Fargo Bank
—
—
Anna M Prince
—
Deed Of Trust
related
$10,000 · Bank Of America
—
—
Eamnuel Anton
—
Deed Of Trust
related
$17,000 · Wells Fargo Bank
—
—
Emanuel Anton
—
Deed Of Trust
related
$200,000 · Bank Of America
—
—
Prince Trust
—
Deed Of Trust
related
$12,000 · Bank Of America
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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