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Property profile & analytics
OFF-MARKET
Estimated value
$3,325,000
Retail space
1015 R St Sacramento, CA 95811-6519
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1923171
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1920
Construction
TILT-UP CONCRETE
Total area
32,000 SF
Lot
0.73 ac (32,000 SF)
Zoning code
RMX-SPD
APN
006-0274-013-0000
UPID
US09-1923171
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
-
Lucid Winery (& Voluptuary Wine) Brewery & Distillery Specialty Food Shop
-
Lucid Winery & Event Venue Brewery & Distillery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.30M
Blend (final)
Blend
$3.33M
Owner & transaction history
R11 Properties LLC · 12 yrs held
R11 Properties LLC
since 2014
7 recorded transactions
Zoning & alternative use
RMX-SPD · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.33M
Range $2.99M – $3.66M · ±10%
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
$104 / 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
$40,907
Tax year 2024
Assessed value
$2,574,814
Assessed 2024
Previous assessed
$2,574,814
+0.0% YoY
Effective rate
1.59%
On assessed value
Assessed land
$1,256,053
Assessed improvement
$1,318,761
Applied tax rate
3.0000
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
1920
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
2
Total area
32,000 SF
Lot
0.73 ac (32,000 SF)
Zoning code
RMX-SPD
APN
006-0274-013-0000
UPID
US09-1923171
Jurisdiction
SACRAMENTO
Zoning & alternative use
RMX-SPD · Sacramento, CA
Zoning RMX-SPD · permitted uses
RMX-SPD · 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
1920
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
2
Lot
0.73 ac
Current owner
From public records · entity-resolved
R11 Properties LLC
Entity
Mailing address
2870 GTWY OAKS DR STE #110, SACRAMENTO, CA 95833-4324
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2021
—
R11 Properties LLC
—
Deed
related
$350,000 · Farmers & Merchants Bank Of Central Ca
Oct 15, 2020
—
R11 Properties LLC
—
Deed
related
$2,600,000 · Farmers & Merchants Bk/ctrl Ca
Jun 11, 2014
—
R11 Properties LLC
—
Trustees Deed
related
$2,400,000 · Farmers & Merchants Bk/ctrl Ca
Feb 13, 2014
—
R11 Properties LLC
Dalton A C Family Trust
Quit Claim Deed
related
—
Aug 31, 2011
—
Dalton Allyson C Family Trust
Dalton,allyson C
Quit Claim Deed
related
—
Jun 14, 2011
$1,300,000
Allyson C Dalton
David Trust
Grant Deed
—
Jun 14, 2011
—
Allyson C Dalton
Neely,r J
Grant Deed
related
$732,857 · Umpqua Bank
Feb 19, 2010
—
Gary F David
David,fred
Affidavit Of Death
related
—
Oct 17, 2009
—
David Trust
David Trust
Affidavit Of Death
related
—
—
—
R11 Properties LLC
—
Loan Modification
related
—
—
—
Dalton Allyson C Family Trust
—
Deed Of Trust
related
$722,427 · Umpqua Bank
—
—
Dalton Allison C Family Trust
—
Deed Of Trust
related
$853,800 · Umpqua Bank
—
—
R11 Properties LLC
—
Deed Of Trust
related
$2,600,000 · Farmers & Merchants Bk/ctrl Ca
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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