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Property profile & analytics
OFF-MARKET
Estimated value
$8,605,000
Assisted living facilities
8773 Oak Ave Orangevale, CA 95662-2410
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2592899
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Construction
WOOD
Total area
62,167 SF
Lot
5.84 ac (254,390 SF)
Zoning code
AR-5
APN
224-0770-025-0000
UPID
US09-2592899
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
$9.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.67M
Blend (final)
Blend
$8.61M
Owner & transaction history
Carlton Prop Orangevale LP · 5 yrs held
Carlton Prop Orangevale LP
since 2021
Last sale
$7.8M
7 recorded transactions
Zoning & alternative use
AR-5 · Orangevale, 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 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
$9,285,000
ML approach
$9,475,000
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)
$14,160,000
Current use
INDUSTRIAL (GENERAL)
$12,970,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$8.61M
Range $7.74M – $9.47M · ±10% · vs last sale $7.80M (Jan 12 2021)
Last sale anchor
$7.80M
Jan 12 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
$138 / 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
$83,644
Tax year 2024
Assessed value
$6,889,361
Assessed 2024
Previous assessed
$6,889,361
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$2,122,416
Assessed improvement
$4,766,945
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
1985
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
62,167 SF
Lot
5.84 ac (254,390 SF)
Zoning code
AR-5
APN
224-0770-025-0000
UPID
US09-2592899
Jurisdiction
SACRAMENTO
Zoning & alternative use
AR-5 · Orangevale, CA
Zoning AR-5 · permitted uses
AR-5 · Orangevale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orangevale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$14.2M
INDUSTRIAL (GENERAL)
Est. value
$13.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
5.84 ac
Current owner
From public records · entity-resolved
Carlton Prop Orangevale LP
Entity
Mailing address
4071 PRT CHICAGO HWY STE #130, CONCORD, CA 94520-1163
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2025
—
Carlton Properties Orangevale LP
—
Deed
related
$9,252,400 · Cbre Hmf INC
Jan 12, 2021
$7,800,000
Carlton Prop Orangevale LP
Eskaton Fountainwood Lodge
Grant Deed
$1,500,000 · Eskaton Fountainwood Lodge
Mar 20, 2020
—
Eskaton Fountainwood Lodge
—
Deed
related
—
Apr 13, 2017
—
Eskaton Fountainwood Lodge
—
Deed
related
—
Jan 6, 2012
—
Eskaton Fountainwood Lodge
Eskaton
Quit Claim Deed
—
Mar 31, 2011
$7,000,000
Eskaton
Oak Avenue Properties LLC
Grant Deed
$5,750,000 · Five Star Bank
Apr 22, 1999
—
Oak Avenue Properties
Oak Avenue Properties
Quit Claim Deed
related
$7,250,000 · First Bank California
Jun 19, 1995
—
Oak Avenue Properties
Sps Healthcare INC
Grant Deed
related
—
—
—
Eskaton Fountainwood Lodge
—
Loan Modification
related
—
—
—
Eskaton Fountainwood Lodge
—
Loan Modification
related
—
—
—
Eskaton
—
Deed Of Trust
related
$1,250,000 · Eskaton Props INC
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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