Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$158,490,000
Apartment buildings
12801 Fair Oaks Blvd Citrus Heights, CA 95610-5135
Entity Owned
10-yr Hold
Absentee Owner
Property ID
US09-0582508
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1999
Construction
TILT-UP CONCRETE
Total area
484,792 SF
Lot
26.44 ac (1,151,726 SF)
Zoning code
RD30
APN
243-0070-028-0000
UPID
US09-0582508
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
-
Montage at Fair Oaks Apartments Loan Service
-
Westcoast Megagames Event Planning Wedding Service
-
Mackstor Designs Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Brazilians Health Physician
-
Davids Handyman Company Hardware & Home Improvement General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$99.56M
Comparable Approach
Comparable
$175.73M
Blend (final)
Blend
$158.49M
Owner & transaction history
Montage Apartments Property Owner L · 10 yrs held
Montage Apartments Property Owner L
since 2016
7 recorded transactions
Zoning & alternative use
RD30 · Citrus Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$228.0M
+95.9%
Medical building
$126.2M
+8.4%
Auto repair, garage
$125.2M
+7.5%
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 Citrus Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Citrus Heights 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%
$107,850,000
6.5%
$99,555,000
7%
$92,445,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$116,415,000
Current use
RESTAURANT
$228,020,000
Change: +96% · Conversion: Difficult
MEDICAL BUILDING
$126,215,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$125,175,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$113,245,000
Change: -3% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$101,140,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$158.49M
Range $142.64M – $174.34M · ±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
$327 / 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
$1,031,806
Tax year 2024
Assessed value
$85,883,361
Assessed 2024
Previous assessed
$85,883,361
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$17,060,611
Assessed improvement
$68,822,750
Applied tax rate
6.0000
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
2
Units
636
Total area
484,792 SF
Lot
26.44 ac (1,151,726 SF)
Zoning code
RD30
APN
243-0070-028-0000
UPID
US09-0582508
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD30 · Citrus Heights, CA
Zoning RD30 · permitted uses
RD30 · Citrus Heights, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Citrus Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$116.4M
RESTAURANT
Est. value
$228.0M
MEDICAL BUILDING
Est. value
$126.2M
AUTO REPAIR, GARAGE
Est. value
$125.2M
COMMERCIAL (GENERAL)
Est. value
$113.2M
INDUSTRIAL (GENERAL)
Est. value
$101.1M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
2
Units
636
Lot
26.44 ac
Current owner
From public records · entity-resolved
Montage Apartments Property Owner L
Entity
Mailing address
11766 WILSHIRE BLVD STE #1500, LOS ANGELES, CA 90025-6552
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 18, 2020
—
Montage Apts Prop Owner LLC
—
Deed
related
$17,960,000 · Federal Hm Ln Mtg
Jan 31, 2018
—
Montage Apartments Prop Owner
—
Deed
related
$17,960,000 · Holliday Fenoglio Fowler
Jun 24, 2016
$17,437,500
Montage Apartments Property Owner L
Faof Oak Creek LLC
Grant Deed
—
Oct 18, 2012
$261,250
Faof Oak Creek LLC
Vif Lyon Oak Creek LLC
Grant Deed
$40,000,000 · Holliday Fenoglio Fowler LP
Jun 10, 2005
—
Vif Of Lyon Oak Creek LLC
Oak Creek Apartments Investors
Quit Claim Deed
$34,350,000 · Massachusetts Mutual Life Ins
Jun 9, 2005
—
Oak Creek Apartments Investors
Lyon Oak Creek LLC
Quit Claim Deed
related
—
Nov 22, 2002
—
Lyon Oak Creek LLC
Wdc/dlc-fairways
Grant Deed
$38,650,000 · Fremont Investment & Loan
Nov 3, 2000
—
Wdc/dl-sequioa Fairways
—
Grant Deed
related
$4,300,000 · Mt Diablo National Bank
Jul 26, 1995
$348,500
Wdc/dlc Sequoia Fairways
Compton,james R
Grant Deed
related
$9,800,000 · Bankers Mutual
—
—
Faof Oak Creek LLC
—
Deed Of Trust
related
$7,242,000 · Holliday Fenoglio Fowler
—
—
Montage Apts Prop Owner LLC
—
Loan Modification
related
$17,960,000 · Federal Hm Ln Mtg
—
—
Faof Oak Creek LLC
—
Deed Of Trust
related
$10,605,000 · Holliday Fenoglio Fowler
—
—
Montage Apartments Prop Owner
—
Deed Of Trust
related
$17,960,000 · Holliday Fenoglio Fowler
—
—
Vif Of Lyon Oak Creek LLC
—
Deed Of Trust
related
$34,350,000 · Massachusetts Mutual Life Ins
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 12801 Fair Oaks Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
