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Property profile & analytics
OFF-MARKET
Estimated value
$1,205,000
Garden apartment buildings
1044 Sonoma Ave Sacramento, CA 95815-1253
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-1186398
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1925
Construction
WOOD
Total area
5,144 SF
Lot
0.55 ac (23,760 SF)
Zoning code
R-1
APN
265-0081-043-0000
UPID
US09-1186398
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
$1.36M
CAP Approach
CAP
$1.25M
Comparable Approach
Comparable
$1.56M
Blend (final)
Blend
$1.21M
Owner & transaction history
Sk Properties INC · 6 yrs held
Sk Properties INC
since 2020
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
R-1 · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.6M
+7.4%
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
$1,220,000
ML approach
$1,355,000
CAP Approach
CAP Return
Estimation
6%
$1,345,000
6.5%
$1,245,000
7%
$1,155,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,500,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,615,000
Change: +7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,315,000
Change: -12% · Conversion: Difficult
MEDICAL BUILDING
$1,310,000
Change: -13% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,215,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$1.21M
Range $1.08M – $1.33M · ±10% · vs last sale $1.10M (Jan 14 2020)
Last sale anchor
$1.10M
Jan 14 2020
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
$234 / 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
$14,564
Tax year 2024
Assessed value
$1,179,419
Assessed 2024
Previous assessed
$1,179,419
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$192,995
Assessed improvement
$986,424
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1925
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
7
Rooms
8
Bathrooms
2
Total area
5,144 SF
Lot
0.55 ac (23,760 SF)
Zoning code
R-1
APN
265-0081-043-0000
UPID
US09-1186398
Jurisdiction
SACRAMENTO
Zoning & alternative use
R-1 · Sacramento, CA
Zoning R-1 · permitted uses
R-1 · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1925
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
7
Rooms
8
Bathrooms
2
Lot
0.55 ac
Current owner
From public records · entity-resolved
Sk Properties INC
Entity
Mailing address
1041 VLG DR, OCEANSIDE, CA 92057-1942
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Jan 14, 2020
$1,100,000
Sk Properties INC
Roberts Property Ventures LLC
Grant Deed
$660,000 · Stanford FCU
Oct 18, 2017
$660,000
Roberts Property Ventures LLC
Foose Living Trust
Grant Deed
$495,000 · Foose Living Trust (pt)
Jan 24, 2014
—
Uhl,robert & N L Living Trust
Uhl,robert W & Nancy L
Quit Claim Deed
related
—
Dec 10, 2013
—
Uhl,robert & N L Living Trust
Uhl,robert W & Nancy L
Quit Claim Deed
related
—
May 16, 2013
—
Foose Living Trust
Foose,john L & Betty S
Quit Claim Deed
related
—
Mar 29, 2010
—
Noteman Trust
Noteman,richard A
Quit Claim Deed
related
—
Nov 16, 1994
$5,000
John L Foose
Cedar West Ltd
Grant Deed
related
—
—
—
Richard A Noteman
—
Deed Of Trust
related
$200,000 · John L & Betty S Foose
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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