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Property profile & analytics
OFF-MARKET
Estimated value
$2,060,000
Assisted living facilities
8845 Fair Oaks Blvd Carmichael, CA 95608-2652
Entity Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1759005
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1987
Construction
WOOD
Total area
38,176 SF
Lot
3.47 ac (151,153 SF)
Zoning code
RD-5 RD-10
APN
247-0272-017-0000
UPID
US09-1759005
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
-
Fair Oaks Estates Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.06M
Owner & transaction history
F O E Investments LLC · 23 yrs held
F O E Investments LLC
since 2002
4 recorded transactions
Zoning & alternative use
RD-5 RD-10 · Carmichael, 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 Carmichael submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Carmichael 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
$54 / 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
$75,070
Tax year 2024
Assessed value
$6,211,508
Assessed 2024
Previous assessed
$6,211,508
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,313,635
Assessed improvement
$4,897,873
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
1987
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
38,176 SF
Lot
3.47 ac (151,153 SF)
Zoning code
RD-5 RD-10
APN
247-0272-017-0000
UPID
US09-1759005
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-5 RD-10 · Carmichael, CAZoning RD-5 RD-10 · permitted uses
RD-5 RD-10 · Carmichael, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1987
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
3.47 ac
Current owner
From public records · entity-resolved
F O E Investments LLC
Entity
Mailing address
6939 SUNRISE BLVD STE #203, CITRUS HEIGHTS, CA 95610-3153
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 25, 2018
—
Foe Investments LLC
—
Deed
related
$11,025,000 · Jones Lang Lasalle Multifamily
Sep 24, 2002
—
F O E Investments LLC
Fair Oaks Estates INC
Grant Deed
$5,087,800 · Midland Loan Services LP
—
—
Foe Investments LLC
—
Deed Of Trust
related
$9,800,000 · Mma Mortgage Investment Corp
—
—
Foe Investments LLC
—
Deed Of Trust
related
$11,025,000 · Jones Lang Lasalle Multifamily
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.
Try Rey
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