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Property profile & analytics
OFF-MARKET
Estimated value
$12,090,000
Hotels
1308 28th St Sacramento, CA 95816-6002
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5508030
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2021
Construction
WOOD
Total area
68,445 SF
Lot
0.29 ac (12,807 SF)
Zoning code
C-2-SPD
APN
007-0172-024-0000
UPID
US09-5508030
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
-
Four Palms Restaurant
-
Leilani J. Vlach, PTA Physician
-
The Fort Sutter Hotel Sacramento, Tapestry Collection by Hilton Hotel & Motel
-
Tocchini Tonya M Physician
-
Tapestry By Hilton The Fort Sutter Hotel Sacramento, CA Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.13M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.09M
Owner & transaction history
Capitol28 LLC · 7 yrs held
Capitol28 LLC
since 2018
3 recorded transactions
Zoning & alternative use
C-2-SPD · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$19.6M
+8.4%
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%
$16,385,000
6.5%
$15,125,000
7%
$14,045,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$18,110,000
Current use
OFFICE BUILDING
$19,635,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$18,040,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$17,740,000
Change: -2% · Conversion: Difficult
AUTO REPAIR, GARAGE
$17,515,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$12.09M
Range $10.88M – $13.30M · ±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
$177 / 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
$273,246
Tax year 2024
Assessed value
$23,395,045
Assessed 2024
Previous assessed
$23,395,045
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$2,170,885
Assessed improvement
$21,224,160
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2021
Construction
WOOD
Heating
NONE
Buildings
2
Stories
6
Total area
68,445 SF
Lot
0.29 ac (12,807 SF)
Zoning code
C-2-SPD
APN
007-0172-024-0000
UPID
US09-5508030
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
HOTEL/MOTEL Current
Est. value
$18.1M
OFFICE BUILDING
Est. value
$19.6M
COMMERCIAL (GENERAL)
Est. value
$18.0M
RETAIL STORES
Est. value
$17.7M
AUTO REPAIR, GARAGE
Est. value
$17.5M
HOTEL/MOTEL Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2021
Construction
WOOD
Heating
NONE
Stories
6
Buildings
2
Lot
0.29 ac
Current owner
From public records · entity-resolved
Capitol28 LLC
Entity
Mailing address
1403 28TH ST, SACRAMENTO, CA 95816-6404
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2022
—
Capitol 28 LLC
—
Deed
related
$21,000,000 · River City Bank
Oct 9, 2018
$2,700,000
Capitol28 LLC
Paragary Family Trust
Grant Deed
related
$18,360,000 · River Cty Bk
May 16, 2013
—
Paragary Family Trust
—
Grant Deed
related
$4,000,398 · Bank Of The West
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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