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Property profile & analytics
OFF-MARKET
Estimated value
$116,870,000
Apartment buildings
1481 Exposition Blvd Sacramento, CA 95815-5102
Individually Owned
10-yr Hold
Absentee Owner
Property ID
US09-1501998
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1976
Construction
WOOD
Total area
390,860 SF
Lot
20.17 ac (878,605 SF)
Zoning code
R-3-R-PUD
APN
277-0274-004-0000
UPID
US09-1501998
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
-
Park At Point West Park
-
The Palms Apartments Apartment Complex Apartment Building
-
Devolly Group Production Facility
-
Rental Office/ Clubhouse Community Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$94.46M
Comparable Approach
Comparable
$150.71M
Blend (final)
Blend
$116.87M
Owner & transaction history
1481 Exposition Boulevard · 10 yrs held
1481 Exposition Boulevard
since 2016
5 recorded transactions
Zoning & alternative use
R-3-R-PUD · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$192.7M
+68.9%
Neighborhood: shopping center
$122.6M
+7.4%
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%
$102,325,000
6.5%
$94,455,000
7%
$87,710,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$114,110,000
Current use
RESTAURANT
$192,705,000
Change: +69% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$122,605,000
Change: +7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$100,010,000
Change: -12% · Conversion: Difficult
MEDICAL BUILDING
$99,525,000
Change: -13% · Conversion: Moderate
COMMERCIAL (GENERAL)
$92,405,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$116.87M
Range $105.18M – $128.56M · ±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
$299 / 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
$968,696
Tax year 2024
Assessed value
$78,339,552
Assessed 2024
Previous assessed
$78,339,552
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$11,605,857
Assessed improvement
$66,733,695
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
1976
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
500
Total area
390,860 SF
Lot
20.17 ac (878,605 SF)
Zoning code
R-3-R-PUD
APN
277-0274-004-0000
UPID
US09-1501998
Jurisdiction
SACRAMENTO
Zoning & alternative use
R-3-R-PUD · Sacramento, CA
Zoning R-3-R-PUD · permitted uses
R-3-R-PUD · 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
$114.1M
RESTAURANT
Est. value
$192.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$122.6M
AUTO REPAIR, GARAGE
Est. value
$100.0M
MEDICAL BUILDING
Est. value
$99.5M
COMMERCIAL (GENERAL)
Est. value
$92.4M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1976
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
500
Lot
20.17 ac
Current owner
From public records · entity-resolved
1481 Exposition Boulevard
Individual
Mailing address
1520 TOWER GRV DR, BEVERLY HILLS, CA 90210-2142
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2016
$67,500,000
1481 Exposition Boulevard
Resort At Point West LLC
Grant Deed
$47,851,000 · Pnc Bank NA
Oct 31, 2006
—
Resort Of Point West LLC
Park At Point West LLC
Grant Deed
$33,300,000 · Chartermac Mortgage Cap Corp
—
—
Point West LLC
—
Deed Of Trust
related
$386,250 · Union Bank Of California
—
—
Joseph Trust
—
Deed Of Trust
related
$20,600,000 · Interland Corp
—
—
Park At Pint West LLC
—
Deed Of Trust
related
$26,800,000 · Bankers Mutual
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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