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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Apartment buildings
1065 Santiago Ave Sacramento, CA 95815-2536
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3240846
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1945
Construction
WOOD
Total area
3,240 SF
Lot
0.15 ac (6,534 SF)
Zoning code
R-1
APN
265-0323-018-0000
UPID
US10-3240846
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
$645k
CAP Approach
CAP
$785k
Comparable Approach
Comparable
$790k
Blend (final)
Blend
$740k
Owner & transaction history
Empress8 LLC · 9 yrs held
Empress8 LLC
since 2017
7 recorded transactions
Zoning & alternative use
R-1 · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.0M
+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
by Request
ML approach
$645,000
CAP Approach
CAP Return
Estimation
6%
$850,000
6.5%
$785,000
7%
$725,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$945,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,015,000
Change: +7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$830,000
Change: -12% · Conversion: Difficult
MEDICAL BUILDING
$825,000
Change: -13% · Conversion: Moderate
COMMERCIAL (GENERAL)
$765,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$740k
Range $666k – $814k · ±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
$228 / 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
$4,480
Tax year 2024
Assessed value
$369,789
Assessed 2024
Previous assessed
$369,789
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$122,883
Assessed improvement
$246,906
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1945
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
12
Total area
3,240 SF
Lot
0.15 ac (6,534 SF)
Zoning code
R-1
APN
265-0323-018-0000
UPID
US10-3240846
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
$945,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$830,000
MEDICAL BUILDING
Est. value
$825,000
COMMERCIAL (GENERAL)
Est. value
$765,000
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
1945
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
12
Lot
0.15 ac
Current owner
From public records · entity-resolved
Empress8 LLC
Entity
Mailing address
5063 ELESTER DR, SAN JOSE, CA 95124-5313
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2017
—
Empress8 LLC
—
Deed
related
$571,000 · Bank Of The West
Mar 21, 2017
$650,000
Empress8 LLC
Thompson,joe
Grant Deed
—
Mar 26, 2013
$440,000
Joe Thompson
Lsref2 Clipper III LLC
Grant Deed
—
Mar 26, 2013
—
Joe Thompson
Thompson,alison
Quit Claim Deed
related
—
Jun 26, 2012
$250,000
Lsref2 Clipper III LLC
Fidelity National Title Co
Trustees Deed
related
—
Jul 18, 2003
$718,000
Viem X Mai
Peterson,tr
Grant Deed
$525,000 · United Commercial Bank
Oct 4, 2001
$1,400,000
Peterson Trust
Peterson,michael C & Antonette M
Grant Deed
related
—
Aug 17, 2001
$560,000
Michael C Peterson
Boparari,dalbir S & Surjit K
Grant Deed
$250,000 · World Savings Bank
Aug 29, 2000
$320,000
Dalbir S Boparai
Hunt,gary
Grant Deed
$256,000 · Abn Amro Mortgage Group INC
Dec 31, 1997
$74,000
Gary Hunt
Hunt,k W
Grant Deed
related
—
—
—
Joe Thompson
—
Deed Of Trust
related
$500,000 · Charles & Seanne Moulton
—
—
Viem X Mai
—
Deed Of Trust
related
$615,000 · Pacific Premier Bank
—
—
Empress8 LLC
—
Deed Of Trust
related
$571,000 · Bank Of The West
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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