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Property profile & analytics
OFF-MARKET
Estimated value
$1,060,000
Investment properties
1124 18th St Sacramento, CA 95811-4180
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2641451
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1946
Construction
TILT-UP CONCRETE
Total area
5,250 SF
Lot
0.08 ac (3,400 SF)
Zoning code
C-2-SPD
APN
006-0126-009-0000
UPID
US09-2641451
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
by Request
CAP Approach
CAP
$1.12M
Comparable Approach
Comparable
$961k
Blend (final)
Blend
$1.06M
Owner & transaction history
Encore Property Dev LLC · 8 yrs held
Encore Property Dev LLC
since 2017
4 recorded transactions
Zoning & alternative use
C-2-SPD · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.6M
+32.7%
Apartment house (5+ units)
$1.5M
+16.8%
Auto repair, garage
$1.3M
+8.2%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,210,000
6.5%
$1,115,000
7%
$1,035,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,240,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,645,000
Change: +33% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,450,000
Change: +17% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,345,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$1,335,000
Change: +8% · Conversion: Easy
OFFICE BUILDING
$1,245,000
Change: +0% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,150,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$1.06M
Range $954k – $1.17M · ±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
$202 / 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
$18,098
Tax year 2024
Assessed value
$1,494,791
Assessed 2024
Previous assessed
$1,494,791
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$379,274
Assessed improvement
$1,115,517
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
2
Total area
5,250 SF
Lot
0.08 ac (3,400 SF)
Zoning code
C-2-SPD
APN
006-0126-009-0000
UPID
US09-2641451
Jurisdiction
SACRAMENTO
Zoning & alternative use
C-2-SPD · Sacramento, CA
Zoning C-2-SPD · permitted uses
C-2-SPD · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
2
Lot
0.08 ac
Current owner
From public records · entity-resolved
Encore Property Dev LLC
Entity
Mailing address
930 TAHOE BLVD, INCLINE VILLAGE, NV 89451-9451
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 14, 2017
$1,340,000
Encore Property Dev LLC
Fandry,scott J & Kimberlee A
Grant Deed
$945,000 · Banner Bk
Jun 29, 2004
$680,000
Scott J Fandry
Thomas
Grant Deed
$340,000 · Bank Of The West
Nov 30, 1999
—
Thomas/lockhart Trust
Thomas,don L
Quit Claim Deed
related
—
—
—
Scott J Fandry
—
Deed Of Trust
related
$282,000 · Greater Sacramento Certified
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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