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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Bed & breakfasts
1210 Arden Hls Ln Sacramento, CA 95864-5378
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2803676
Property profile
Verified
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Year built
2007
Construction
WOOD
Total area
5,455 SF
Lot
0.46 ac (20,013 SF)
Zoning code
RD-2
APN
289-0140-020-0000
UPID
US09-2803676
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
$1.21M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.11M
Owner & transaction history
Favero Family Arden Hills LP · 12 yrs held
Favero Family Arden Hills LP
since 2013
7 recorded transactions
Zoning & alternative use
RD-2 · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Zoning | City of Sacramento
Top alternative use upside
Neighborhood: shopping center
$1.7M
+18.6%
Apartment house (5+ units)
$1.6M
+12.0%
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 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%
$1,305,000
6.5%
$1,205,000
7%
$1,120,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,445,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,710,000
Change: +19% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,615,000
Change: +12% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,395,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$1,390,000
Change: -4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,290,000
Change: -11% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,195,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.11M
Range $999k – $1.22M · ±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
$203 / 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
$24,066
Tax year 2024
Assessed value
$2,000,000
Assessed 2024
Previous assessed
$2,000,000
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$300,000
Assessed improvement
$1,700,000
Applied tax rate
54.0000
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
Bed & breakfasts
Use group
BED & BREAKFAST
Status
Off-Market
Year built
2007
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
5,455 SF
Lot
0.46 ac (20,013 SF)
Zoning code
RD-2
APN
289-0140-020-0000
UPID
US09-2803676
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-2 · Sacramento, CAZoning RD-2 · permitted uses
RD-2 · Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning | City of Sacramento
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
HOTEL/MOTEL Current
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2007
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
0.46 ac
Current owner
From public records · entity-resolved
Favero Family Arden Hills LP
Entity
Free & Clear · 12 yrs held
Mailing address
1200 ARDEN HLS LN, SACRAMENTO, CA 95864-5378
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2026
—
Favero Family Arden Hills LP
—
Deed
related
$900,000 · Randal Brett Favero Etux
Sep 3, 2013
—
Favero Family Arden Hills LP
Favero Paul & J K Trust
Quit Claim Deed
related
—
Jul 2, 2008
—
Favero Paul & Jeralyn K Trust
Enzer,matthew I
Quit Claim Deed
related
—
Mar 13, 2007
—
Favero Paul & Jeralyn K Trust
Favero,paul & Jeralyn K
Quit Claim Deed
related
—
Mar 12, 2007
—
Paul Favero
Favero Paul & J K Trust
Quit Claim Deed
related
$2,080,000 · Bank Of America
Jun 27, 1997
—
Favero Trust
Favero,paul & Jeralyn K
Quit Claim Deed
related
—
—
—
Favero,paul & J K Trust
—
Deed Of Trust
related
$1,495,000 · Five Star Bank
—
—
Favero Paul & Jeralyn K Trust
—
Deed Of Trust
related
$1,495,000 · Five Star Bank
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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