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Property profile & analytics
OFF-MARKET
Assisted living facilities
9099 Tuolumne Dr, Sacramento, CA 95826-2429
Individually Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0531579
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1964
Construction
WOOD
Total area
2,874 SF
Lot
0.22 ac (9,446 SF)
Zoning code
RD-10
APN
075-0092-001-0000
UPID
US09-0531579
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
Wind Youth Services · 9 yrs held
Wind Youth Services
since 2017
4 recorded transactions
Zoning & alternative use
RD-10 · Sacramento, 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 Sacramento submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sacramento 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
$571
Tax year 2024
Assessed value
$223,893
Assessed 2024
Previous assessed
$223,893
+0.0% YoY
Effective rate
0.26%
On assessed value
Assessed land
$79,824
Assessed improvement
$144,069
Applied tax rate
53.0000
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
1964
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Rooms
12
Bathrooms
4
Total area
2,874 SF
Lot
0.22 ac (9,446 SF)
Zoning code
RD-10
APN
075-0092-001-0000
UPID
US09-0531579
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-10 · Sacramento, CA
Zoning RD-10 · permitted uses
RD-10 · Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sacramento. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1964
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Rooms
12
Bathrooms
4
Lot
0.22 ac
Current owner
From public records · entity-resolved
Wind Youth Services
Individual
Free & Clear · 9 yrs held
Mailing address
8001 FOLSOM BLVD STE #200, SACRAMENTO, CA 95826-2621
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
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
May 31, 2017
—
Wind Youth Services
Wind Youth Services
Quit Claim Deed
related
—
Dec 16, 1996
$137,000
Diogenes Youth Svcs INC
Conover,melanie
Grant Deed
—
—
—
Melanie Conover
—
Deed Of Trust
related
$116,250 · Great Western Bank
—
—
Diogenes Youth Services INC
—
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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