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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Retail space
10148 Fair Oaks Blvd Fair Oaks, CA 95628-7110
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0604878
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1952
Construction
CONCRETE
Total area
2,990 SF
Lot
0.09 ac (3,920 SF)
Zoning code
SPA
APN
244-0202-001-0000
UPID
US09-0604878
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
-
Keith Walter Dream Vacations Travel Agency
-
Walter Nash Jewelry (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$640k
CAP Approach
CAP
$600k
Comparable Approach
Comparable
$722k
Blend (final)
Blend
$665k
Owner & transaction history
Sara E Green · 2 yrs held
Sara E Green
since 2023
Last sale
$705,000
7 recorded transactions
Zoning & alternative use
SPA · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$780,000
+38.1%
Office building
$775,000
+37.3%
Auto repair, garage
$770,000
+36.9%
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
$625,000
ML approach
$640,000
CAP Approach
CAP Return
Estimation
6%
$650,000
6.5%
$600,000
7%
$555,000
Alternative Use
Use
Estimation
RETAIL STORES
$565,000
Current use
MEDICAL BUILDING
$780,000
Change: +38% · Conversion: Difficult
OFFICE BUILDING
$775,000
Change: +37% · Conversion: Easy
AUTO REPAIR, GARAGE
$770,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$700,000
Change: +24% · Conversion: Easy
Blend value · Realmo final
$665k
Range $599k – $732k · ±10% · vs last sale $705k (Dec 1 2023)
Last sale anchor
$705k
Dec 1 2023
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
$222 / 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
$8,685
Tax year 2024
Assessed value
$705,000
Assessed 2024
Previous assessed
$705,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$110,000
Assessed improvement
$595,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1952
Construction
CONCRETE
Heating
NONE
Buildings
2
Stories
2
Total area
2,990 SF
Lot
0.09 ac (3,920 SF)
Zoning code
SPA
APN
244-0202-001-0000
UPID
US09-0604878
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
RETAIL STORES Current
Est. value
$565,000
MEDICAL BUILDING
Est. value
$780,000
OFFICE BUILDING
Est. value
$775,000
AUTO REPAIR, GARAGE
Est. value
$770,000
COMMERCIAL (GENERAL)
Est. value
$700,000
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (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
1952
Construction
CONCRETE
Heating
NONE
Stories
2
Buildings
2
Lot
0.09 ac
Current owner
From public records · entity-resolved
Sara E Green
Individual
Free & Clear · 2 yrs held
Mailing address
8856 VENIKOV PL, ORANGEVALE, CA 95662-4099
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2023
$705,000
Sara E Green
Heart Of The Fair Oaks Village LLC
Grant Deed
—
May 14, 2019
$445,000
Heart Of The Fair Oaks Vlg LLC
Remainder C F C Un2 L Trust
Grant Deed
—
May 14, 2019
$222,500
Finegold,cecil Living Trust
Finegold Cecil Living Trust
Grant Deed
related
—
Jan 6, 2000
$125,000
Finegold Trust
Ray Finegold Estate
Grant Deed
related
—
Jul 6, 1999
—
Finegold Trust
Finegold Trust
Quit Claim Deed
related
—
Apr 20, 1998
—
Finegold Trust
Finegold Trust
Quit Claim Deed
related
—
Apr 6, 1998
—
Finegold Trust
Finegold Trust
Quit Claim Deed
related
—
Apr 30, 1997
—
Finegold Trust
Finegold,cecil
Quit Claim Deed
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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