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Property profile & analytics
OFF-MARKET
Garden apartment buildings
1806 Iris Ave Sacramento, CA 95815-1961
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-0177635
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1955
Construction
WOOD
Total area
2,424 SF
Lot
0.23 ac (10,019 SF)
Zoning code
R-2A
APN
266-0242-003-0000
UPID
US09-0177635
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
David Paul Granzella · 3 yrs held
David Paul Granzella
since 2023
Last sale
$141,000
7 recorded transactions
Zoning & alternative use
R-2A · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,716
Tax year 2024
Assessed value
$190,132
Assessed 2024
Previous assessed
$190,132
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$52,946
Assessed improvement
$137,186
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1955
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
5
Total area
2,424 SF
Lot
0.23 ac (10,019 SF)
Zoning code
R-2A
APN
266-0242-003-0000
UPID
US09-0177635
Jurisdiction
SACRAMENTO
Zoning & alternative use
R-2A · Sacramento, CA
Zoning R-2A · permitted uses
R-2A · 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.
Building & site characteristics
From public records
Year built
1955
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
5
Lot
0.23 ac
Current owner
From public records · entity-resolved
David Paul Granzella
Individual
Mailing address
1806 IRIS AVE, SACRAMENTO, CA 95815-1961
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2023
—
David Paul Granzella
David Granzella
Intrafamily Transfer
related
—
Oct 25, 2022
—
David Granzella
—
Deed
related
$200,000 · Alexander E Hamilton
Jan 4, 2012
—
Granzella,david
Granzella,david
Quit Claim Deed
related
—
Dec 20, 2010
$141,000
David Granzella
Sacramento Dist Postal Emp FCU
Grant Deed
—
Dec 20, 2010
—
John D Johnson
Johnson,janette
Quit Claim Deed
related
—
Sep 8, 2010
$160,000
Sacramento District Postal Emp
Northwest Trustee Svcs INC
Trustees Deed
related
—
Oct 14, 2004
$450,000
Darren Shepard
Stutes,george & Evelyn
Grant Deed
$335,000 · Sacramento District Postal FCU
Feb 18, 1998
—
George Stutes
Pejouhesh,hossein & Nahid
Grant Deed
$100,000 · Seller
May 1, 1995
$21,000
Hossein Pejouhesh
Jhala,illa
Grant Deed
related
—
Jul 1, 1991
$57,500
Gita B Jhale
River City Renta
Grant Deed
related
$27,476 · Seller
—
—
David Granzella
—
Deed Of Trust
related
$150,000 · Bank Of The West
—
—
Granzella,david
—
Deed Of Trust
related
$126,908 · Johnson J D & J S Trust (rt)
—
—
George W Stutes
—
Deed Of Trust
related
$120,000 · Sacramento District Postal FCU
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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