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Property profile & analytics
OFF-MARKET
Estimated value
$1,815,000
Apartment buildings
111 6th St West Sacramento, CA 95605-2762
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-1684163
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1941
Construction
WOOD
Total area
1,641 SF
Lot
0.12 ac (5,227 SF)
Zoning code
R-3
APN
010-491-021-000
UPID
US09-1684163
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
$1.96M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.82M
Owner & transaction history
Jrjs West Sac Investors LLC · 5 yrs held
Jrjs West Sac Investors LLC
since 2021
Last sale
$1.7M
5 recorded transactions
Zoning & alternative use
R-3 · West Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Residential-Multifamily (R-3). The R-3 Zone is intended to provide areas for a wide variety of high-density residential development. Housing types include single-unit attached, townhouses, condominiums, and apartment buildings at densities ranging from 20.1 to 50.0 units per acre. This zone also provides for public and quasi-public uses, and similar and comp…
Zone name
Residential Multifamily
General category
RESIDENTIAL
Zone area
318.96 ac
Top alternative use upside
Retail stores
$3.0M
+629.8%
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 West Sacramento submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West 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
$2,005,000
ML approach
$1,955,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,970,000
Change: +630% · Conversion: Difficult
Blend value · Realmo final
$1.82M
Range $1.63M – $2.00M · ±10% · vs last sale $1.65M (Jun 25 2021)
Last sale anchor
$1.65M
Jun 25 2021
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
$1,106 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$8,728
Tax year 2023
Assessed value
$679,109
Assessed 2023
Previous assessed
$679,109
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$106,630
Assessed improvement
$572,479
Applied tax rate
4.0000
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
1941
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
NONE
Stories
1
Rooms
27
Bathrooms
5
Total area
1,641 SF
Lot
0.12 ac (5,227 SF)
Zoning code
R-3
APN
010-491-021-000
UPID
US09-1684163
Jurisdiction
YOLO
Zoning & alternative use
R-3 · West Sacramento, CAZoning R-3 · permitted uses
R-3 · West Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Residential-Multifamily (R-3). The R-3 Zone is intended to provide areas for a wide variety of high-density residential development. Housing types include single-unit attached, townhouses, condominiums, and apartment buildings at densities ranging from 20.1 to 50.0 units per acre. This zone also provides for public and quasi-public uses, and similar and compatible uses that may be appropriate in a higher-density residential environment. This zone implements the High Density Residential General Plan Land Use Designation. ( Ord. 19-1
Zone name
Residential Multifamily
General category
RESIDENTIAL
Zone area
318.96 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$3.0M
RETAIL STORES
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
1941
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Rooms
27
Bathrooms
5
Lot
0.12 ac
Current owner
From public records · entity-resolved
Jrjs West Sac Investors LLC
Entity
Mailing address
1333 NELSON WAY, SUNNYVALE, CA 94087-3136
Ownership since
2021
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
Dec 30, 2021
—
G & K Investments LLC
—
Deed
related
$1,340,000 · Sabal Capital II LLC
Jun 25, 2021
$1,650,000
Jrjs West Sac Investors LLC
Ricky Peppan
Grant Deed
$925,000 · Pacific Premier Bank
Jul 1, 2014
—
Pappan,ricky & Carol
Pappan,ricky & Carol
Quit Claim Deed
related
$350,000 · Velocity Com'l Cap
Aug 24, 2012
$400,000
Ricky Pappan
Dorris Ernest L
Grant Deed
$245,000 · Felton Family Trust (rt)
Jul 11, 1996
—
Edmonds Trust
Edmonds,norma
Quit Claim 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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