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Property profile & analytics
OFF-MARKET
Estimated value
$9,790,000
Office buildings
10474 Mather Blvd Mather, CA 95655-4116
Entity Owned
24-yr Hold
Free & Clear
Property ID
US09-0752291
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2002
Construction
TILT-UP CONCRETE
Total area
63,503 SF
Lot
3.14 ac (136,778 SF)
Zoning code
SPA (MFSPA
APN
067-0010-038-0000
UPID
US09-0752291
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
-
Sacramento County Office of Education (SCOE) Local Government Office County Government Office
-
OTAN (Outreach and Technical Assistance Network) Training Center Vocational School
-
scoe intern program High School
-
Sacramento County Local Child Care & Development Planning Council County Government Office
-
k12 english language arts Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.10M
Blend (final)
Blend
$9.79M
Owner & transaction history
Friedman Family LLC · 24 yrs held
Friedman Family LLC
since 2002
3 recorded transactions
Zoning & alternative use
SPA (MFSPA · Mather, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$14.8M
+13.2%
Industrial (general)
$13.3M
+1.1%
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 Mather submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mather 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
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,100,000
Current use
COMMERCIAL (GENERAL)
$14,835,000
Change: +13% · Conversion: Easy
INDUSTRIAL (GENERAL)
$13,250,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$9.79M
Range $8.81M – $10.77M · ±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
$154 / 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
$1,275
Tax year 2024
Applied tax rate
8.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
2
Total area
63,503 SF
Lot
3.14 ac (136,778 SF)
Zoning code
SPA (MFSPA
APN
067-0010-038-0000
UPID
US09-0752291
Jurisdiction
SACRAMENTO
Zoning & alternative use
SPA (MFSPA · Mather, CAZoning SPA (MFSPA · permitted uses
SPA (MFSPA · Mather, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$13.1M
COMMERCIAL (GENERAL)
Est. value
$14.8M
INDUSTRIAL (GENERAL)
Est. value
$13.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
INDUSTRIAL (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
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
2
Lot
3.14 ac
Current owner
From public records · entity-resolved
Friedman Family LLC
Entity
Free & Clear · 24 yrs held
Mailing address
PO BOX 269003, SACRAMENTO, CA 95826-9003
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 18, 2002
$1,255,000
Friedman Family LLC
Mather Development Partners LP
Grant Deed
—
Jun 18, 2002
—
Sacramento County (ca)
Friedman Family LLC
Grant Deed
related
—
Mar 7, 2002
—
Mather Development Partners
Friedman Family LLC
Grant 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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