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Property profile & analytics
OFF-MARKET
Estimated value
$30,615,000
Assisted living facilities
8685 Greenback Ln Orangevale, CA 95662-3987
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0118396
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2015
Construction
WOOD
Total area
93,135 SF
Lot
3.27 ac (142,441 SF)
Zoning code
SPA
APN
261-0210-005-0000
UPID
US09-0118396
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
$29.55M
Blend (final)
Blend
$30.62M
Owner & transaction history
Almond Heights Msl LLC · 1 yrs held
Almond Heights Msl LLC
since 2025
Last sale
$31.0M
7 recorded transactions
Zoning & alternative use
SPA · Orangevale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$43.8M
+106.5%
Medical building
$24.3M
+14.3%
Auto repair, garage
$24.0M
+13.4%
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 Orangevale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orangevale 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
$30,910,000
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)
$21,210,000
Current use
RESTAURANT
$43,805,000
Change: +107% · Conversion: Difficult
MEDICAL BUILDING
$24,250,000
Change: +14% · Conversion: Difficult
AUTO REPAIR, GARAGE
$24,045,000
Change: +13% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$22,365,000
Change: +5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$21,755,000
Change: +3% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$19,430,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$30.62M
Range $27.55M – $33.68M · ±10% · vs last sale $31.00M (May 14 2025)
Last sale anchor
$31.00M
May 14 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
$329 / 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
$282,340
Tax year 2024
Assessed value
$23,474,201
Assessed 2024
Previous assessed
$23,474,201
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$1,650,000
Assessed improvement
$21,824,201
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
2015
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
93,135 SF
Lot
3.27 ac (142,441 SF)
Zoning code
SPA
APN
261-0210-005-0000
UPID
US09-0118396
Jurisdiction
SACRAMENTO
Zoning & alternative use
SPA · Orangevale, CAZoning SPA · permitted uses
SPA · Orangevale, CA
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
$21.2M
RESTAURANT
Est. value
$43.8M
MEDICAL BUILDING
Est. value
$24.3M
AUTO REPAIR, GARAGE
Est. value
$24.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$22.4M
COMMERCIAL (GENERAL)
Est. value
$21.8M
INDUSTRIAL (GENERAL)
Est. value
$19.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
2015
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
3.27 ac
Current owner
From public records · entity-resolved
Almond Heights Msl LLC
Entity
Free & Clear · 1 yrs held
Mailing address
4 PARK PLZ STE #1700, IRVINE, CA 92614-2559
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 14, 2025
—
Almond Heights Msl LLC
Almond Heights Eat LLC
Deed
related
—
Jan 24, 2019
$31,000,000
Almond Heights Eat LLC
Greenback Ri Holdings LLC
Grant Deed
—
Jul 23, 2013
$1,185,000
Greenback Ri Holdings LLC
Greenback Hickory II
Grant Deed
—
Feb 16, 2006
$865,500
Greenback Hickory II
Wilson Corene 1992 Trust
Grant Deed
$575,000 · Placer Sierra Bank
Jun 16, 2004
—
Wilson,tr
Holley,enys S
Quit Claim Deed
related
—
Apr 22, 2003
—
Wilson,tr
Orangevale Water
Quit Claim Deed
related
—
—
—
Greenback Ri Holdings LLC
—
Deed Of Trust
related
$15,470,000 · Bank Of The West
—
—
Wilson Trust
—
Deed Of Trust
related
$20,000 · Bank Of America
—
—
Corene L Wilson
—
Deed Of Trust
related
$50,000 · Safe FCU
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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