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Property profile & analytics
OFF-MARKET
Estimated value
$975,000
Investment properties
10120 Fair Oaks Blvd Fair Oaks, CA 95628-7137
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US10-3137009
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1950
Construction
WOOD
Total area
4,151 SF
Lot
0.36 ac (15,682 SF)
Zoning code
SPA
APN
244-0202-033-0000
UPID
US10-3137009
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
-
Timothy B. Rood, LMFT Marriage Or Relationship Counselor
-
Golden State Bail Bonds Fair Oaks Law Firm
-
Tudors Village Event Center and BnB Hotel & Motel Resort
-
Lisa A. Pippin, LEP Physician Medical Clinic
-
Annette Mitchell, CMT. Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$975k
CAP Approach
CAP
$820k
Comparable Approach
Comparable
$1.13M
Blend (final)
Blend
$975k
Owner & transaction history
Village Ventures LLC · 2 yrs held
Village Ventures LLC
since 2024
Last sale
$975,000
4 recorded transactions
Zoning & alternative use
SPA · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+11.5%
Office building
$1.1M
+10.9%
Auto repair, garage
$1.1M
+10.5%
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
Method
Estimation
Statistic approach
$975,000
ML approach
$975,000
CAP Approach
CAP Return
Estimation
6%
$885,000
6.5%
$820,000
7%
$760,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$970,000
Current use
MEDICAL BUILDING
$1,080,000
Change: +11% · Conversion: Easy
OFFICE BUILDING
$1,075,000
Change: +11% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,070,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$785,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$975k
Range $878k – $1.07M · ±10% · vs last sale $975k (Apr 19 2024)
Last sale anchor
$975k
Apr 19 2024
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
$235 / 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
$9,457
Tax year 2024
Assessed value
$755,256
Assessed 2024
Previous assessed
$755,256
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$315,236
Assessed improvement
$440,020
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1950
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
4,151 SF
Lot
0.36 ac (15,682 SF)
Zoning code
SPA
APN
244-0202-033-0000
UPID
US10-3137009
Jurisdiction
SACRAMENTO
Zoning & alternative use
SPA · Fair Oaks, CA
Zoning SPA · permitted uses
SPA · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$970,000
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$785,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1950
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.36 ac
Current owner
From public records · entity-resolved
Village Ventures LLC
Entity
Mailing address
10120 FAIR OAKS BLVD, FAIR OAKS, CA 95628-7137
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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 19, 2024
$975,000
Village Ventures LLC
Winsome A Ching
Grant Deed
$495,000 · Mcguire Capital Group
Apr 19, 2024
—
Winsome A Ching
Kenneth L Ching
Affidavit Of Death Of Joint Tenant
related
—
Jan 24, 2007
$735,000
Kenneth L Ching
Winger L & S 1988 Trust
Grant Deed
$551,300 · Sonoma National Bank
Jan 24, 2007
—
Winger L & S Family 1988 Trust
Winger,lloyd E
Affidavit Of Death
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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