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Property profile & analytics
OFF-MARKET
Estimated value
$5,885,000
Medical Office Space
10585 Armstrong Ave Mather, CA 95655-4153
Entity Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2296680
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2008
Construction
TILT-UP CONCRETE
Total area
30,000 SF
Lot
1.94 ac (84,506 SF)
Zoning code
SPA (MFSPA
APN
067-0010-060-0000
UPID
US09-2296680
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
-
Vitalant Laboratories Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.70M
Comparable Approach
Comparable
$7.21M
Blend (final)
Blend
$5.89M
Owner & transaction history
Blood Systems INC · 9 yrs held
Blood Systems INC
since 2017
5 recorded transactions
Zoning & alternative use
SPA (MFSPA · Mather, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$8.6M
+10.0%
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%
$5,090,000
6.5%
$4,700,000
7%
$4,360,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$7,810,000
Current use
APARTMENT HOUSE (5+ UNITS)
$8,590,000
Change: +10% · Conversion: Moderate
AUTO REPAIR, GARAGE
$7,745,000
Change: -1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,010,000
Change: -10% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,260,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$5.89M
Range $5.30M – $6.47M · ±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
$196 / 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
$4,829
Tax year 2024
Assessed value
$12,936,234
Assessed 2024
Previous assessed
$12,936,234
+0.0% YoY
Effective rate
0.04%
On assessed value
Assessed land
$1,699,844
Assessed improvement
$11,236,390
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
30,000 SF
Lot
1.94 ac (84,506 SF)
Zoning code
SPA (MFSPA
APN
067-0010-060-0000
UPID
US09-2296680
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
MEDICAL BUILDING Current
Est. value
$7.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.6M
AUTO REPAIR, GARAGE
Est. value
$7.7M
COMMERCIAL (GENERAL)
Est. value
$7.0M
INDUSTRIAL (GENERAL)
Est. value
$6.3M
MEDICAL BUILDING Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
1.94 ac
Current owner
From public records · entity-resolved
Blood Systems INC
Entity
Free & Clear · 9 yrs held
Mailing address
9305 E VIA DE VENTURA, SCOTTSDALE, AZ 85258-3597
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2017
—
Blood Systems INC
Blood Systems INC
Quit Claim Deed
related
—
Feb 23, 2016
—
Bloodsource INC
Bloodsource INC
Quit Claim Deed
related
—
Apr 17, 2008
$1,320,000
Sacramento Medical Foundation
Mather Dev Partners III
Grant Deed
—
Apr 17, 2008
—
Mather Dev Partners II
4330 Watt Avenue LLC
Quit Claim Deed
related
—
Feb 2, 2005
—
Mather Dev Partners III
4330 Watt Avenue LLC
Grant Deed
—
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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