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Property profile & analytics
OFF-MARKET
Estimated value
$20,510,000
Apartment buildings
1255 University Ave Sacramento, CA 95825-6824
Entity Owned
8-yr Hold
Absentee Owner
Property ID
US09-3101705
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1969
Construction
WOOD
Total area
100,506 SF
Lot
3.5 ac (152,460 SF)
Zoning code
R-3A-PC-PU
APN
295-0040-010-0000
UPID
US09-3101705
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
Current use
Occupant on record · Public records
-
Twelve55 Living Apartment Complex Apartment Building
-
University Gardens Apartment Building Apartments
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$24.29M
Comparable Approach
Comparable
$12.59M
Blend (final)
Blend
$20.51M
Owner & transaction history
Hkm Nevada Properties LLC · 8 yrs held
Hkm Nevada Properties LLC
since 2017
7 recorded transactions
Zoning & alternative use
R-3A-PC-PU · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$31.5M
+5.0%
Retail stores
$30.1M
+0.3%
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%
$26,310,000
6.5%
$24,290,000
7%
$22,555,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$30,020,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$31,525,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$30,120,000
Change: +0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$25,715,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$20.51M
Range $18.46M – $22.56M · ±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
$204 / 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
$272,891
Tax year 2024
Assessed value
$21,470,835
Assessed 2024
Previous assessed
$21,470,835
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$2,997,791
Assessed improvement
$18,473,044
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 (100+ UNITS)
Status
Off-Market
Year built
1969
Construction
WOOD
Heating
NONE
Buildings
2
Units
123
Total area
100,506 SF
Lot
3.5 ac (152,460 SF)
Zoning code
R-3A-PC-PU
APN
295-0040-010-0000
UPID
US09-3101705
Jurisdiction
SACRAMENTO
Zoning & alternative use
R-3A-PC-PU · Sacramento, CA
Zoning R-3A-PC-PU · permitted uses
R-3A-PC-PU · 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
$30.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$31.5M
RETAIL STORES
Est. value
$30.1M
AUTO REPAIR, GARAGE
Est. value
$25.7M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
AUTO REPAIR, GARAGE
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
1969
Construction
WOOD
Heating
NONE
Buildings
2
Units
123
Lot
3.5 ac
Current owner
From public records · entity-resolved
Hkm Nevada Properties LLC
Entity
Mailing address
600 W 4TH ST, RENO, NV 89503-5212
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 10, 2017
—
Hkm Nevada Properties LLC
Hkm II LLC
Quit Claim Deed
related
$10,600,000 · Miscellaneous Ins Co
Mar 15, 2016
$18,500,000
Hkm Nevada Properties LLC
Twelve55 LLC
Grant Deed
—
Oct 23, 2014
—
Twelve55 LLC
—
Grant Deed
related
$25,000,000 · Bank Of The West
Jun 30, 2014
$6,766,000
Twelve55 LLC
Fre 562 LLC
Grant Deed
—
Jan 15, 2014
$8,675,000
Fre 562 LLC
Oxford Management LLC
Grant Deed
—
Oct 31, 1997
$4,300,000
Oxford Management LLC
World Savings Bank
Grant Deed
$3,440,000 · World Savings Bank
Jun 15, 1993
$5,100,000
Savings World
Sacramento Unive
Trustees Deed
related
—
—
—
Sacramento Unive
—
Deed Of Trust
related
$690,000 · Montross Barber
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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