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Property profile & analytics
OFF-MARKET
Estimated value
$13,755,000
Apartment buildings
12212 Fair Oaks Blvd Fair Oaks, CA 95628-2780
Entity Owned
6-yr Hold
Property ID
US09-5449683
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
WOOD
Total area
72,245 SF
Lot
4.11 ac (179,031 SF)
Zoning code
RD-30
APN
261-0391-040-0000
UPID
US09-5449683
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
$14.84M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.76M
Owner & transaction history
Miktap LLC · 6 yrs held
Miktap LLC
since 2019
1 recorded transaction
Zoning & alternative use
RD-30 · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Fair Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fair Oaks 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%
$16,070,000
6.5%
$14,835,000
7%
$13,775,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$20,690,000
Current use
MEDICAL BUILDING
$18,810,000
Change: -9% · Conversion: Moderate
OFFICE BUILDING
$18,710,000
Change: -10% · Conversion: Moderate
AUTO REPAIR, GARAGE
$18,655,000
Change: -10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$16,875,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$13.76M
Range $12.38M – $15.13M · ±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
$190 / 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
$204,964
Tax year 2024
Assessed value
$16,712,433
Assessed 2024
Previous assessed
$16,712,433
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,624,818
Assessed improvement
$15,087,615
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
96
Total area
72,245 SF
Lot
4.11 ac (179,031 SF)
Zoning code
RD-30
APN
261-0391-040-0000
UPID
US09-5449683
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-30 · Fair Oaks, CA
Zoning RD-30 · permitted uses
RD-30 · Fair Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fair Oaks. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$20.7M
MEDICAL BUILDING
Est. value
$18.8M
OFFICE BUILDING
Est. value
$18.7M
AUTO REPAIR, GARAGE
Est. value
$18.7M
COMMERCIAL (GENERAL)
Est. value
$16.9M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1987
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
96
Lot
4.11 ac
Current owner
From public records · entity-resolved
Miktap LLC
Entity
Mailing address
PO BOX 1404, CARMEL VALLEY, CA 93924-1404
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 26, 2019
—
Miktap LLC
—
Grant Deed
related
$6,500,000 · Umpqua Bk
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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