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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Flex space
176 Otto Cir Sacramento, CA 95822-3817
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-2224848
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1970
Construction
TILT-UP CONCRETE
Total area
5,088 SF
Lot
0.3 ac (13,247 SF)
Zoning code
M-1S-EA-4
APN
036-0191-014-0000
UPID
US09-2224848
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
-
Reiff Brothers LLC Trucking Company
-
Medical Couriers Inc. - Medical Couriers Delivery Service Courier Service Postal Service
-
Medical Couriers, Inc. Courier Service Postal Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$595k
Comparable Approach
Comparable
$858k
Blend (final)
Blend
$750k
Owner & transaction history
Rocky Point Real Estate LLC · 1 yrs held
Rocky Point Real Estate LLC
since 2024
Last sale
$960,000
7 recorded transactions
Zoning & alternative use
M-1S-EA-4 · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+7.8%
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%
$645,000
6.5%
$595,000
7%
$550,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,115,000
Current use
COMMERCIAL (GENERAL)
$1,205,000
Change: +8% · Conversion: Difficult
RETAIL STORES
$960,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$750k
Range $675k – $825k · ±10% · vs last sale $960k (Aug 22 2024)
Last sale anchor
$960k
Aug 22 2024
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
$147 / 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
$6,256
Tax year 2024
Assessed value
$499,861
Assessed 2024
Previous assessed
$499,861
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$56,940
Assessed improvement
$442,921
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
5,088 SF
Lot
0.3 ac (13,247 SF)
Zoning code
M-1S-EA-4
APN
036-0191-014-0000
UPID
US09-2224848
Jurisdiction
SACRAMENTO
Zoning & alternative use
M-1S-EA-4 · Sacramento, CA
Zoning M-1S-EA-4 · permitted uses
M-1S-EA-4 · 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
INDUSTRIAL (GENERAL) Current
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES
Est. value
$960,000
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
RETAIL STORES
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
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.3 ac
Current owner
From public records · entity-resolved
Rocky Point Real Estate LLC
Entity
Mailing address
176 OTTO CIR, SACRAMENTO, CA 95822-3817
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 22, 2024
$960,000
Rocky Point Real Estate LLC
Stephen F Reiff
Grant Deed
$816,000 · Open Bank
Feb 26, 2010
$395,000
Stephen F Reiff
Davis,scott A
Grant Deed
—
Feb 26, 2010
—
Stephen F Reiff
Reiff,kathleen
Quit Claim Deed
related
$197,500 · California Bank & Trust
Oct 15, 2003
—
Scott A Davis
Davis,jenna E
Quit Claim Deed
related
—
Oct 15, 2003
$324,000
Scott A Davis
Gomes,william P
Grant Deed
$162,000 · Farmers & Merchants Bk Ctrl Ca
Apr 12, 1991
$7,000
Gomes,william P
Wilkinson,robert
Trustees Deed
$110,000 · Money Store California
Apr 12, 1991
$22,500
Gomes,william P
Nelson,bill J
Trustees Deed
—
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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