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Property profile & analytics
OFF-MARKET
Estimated value
$3,465,000
Apartment buildings
1860 Ethan Way Sacramento, CA 95825-0971
Entity Owned
Absentee Owner
Property ID
US10-2947220
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
15,348 SF
Lot
0.68 ac (29,794 SF)
Zoning code
RD-30
APN
278-0270-002-0000
UPID
US10-2947220
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
-
Ethan Park Place Apartments Apartment Building
-
Ethan Park Terrace Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.81M
CAP Approach
CAP
$3.71M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.47M
Owner & transaction history
Propwinner LLC
Propwinner LLC
since 2026
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
RD-30 · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.8M
+5.0%
Retail stores
$4.6M
+0.3%
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
$4,815,000
ML approach
$4,805,000
CAP Approach
CAP Return
Estimation
6%
$4,020,000
6.5%
$3,710,000
7%
$3,445,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,585,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,815,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$4,600,000
Change: +0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,925,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.47M
Range $3.12M – $3.81M · ±10% · vs last sale $2.85M (Dec 14 2020)
Last sale anchor
$2.85M
Dec 14 2020
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
$226 / 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
$37,087
Tax year 2024
Assessed value
$3,019,136
Assessed 2024
Previous assessed
$3,019,136
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$466,931
Assessed improvement
$2,552,205
Applied tax rate
54.0000
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 (5+ UNITS)
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
22
Total area
15,348 SF
Lot
0.68 ac (29,794 SF)
Zoning code
RD-30
APN
278-0270-002-0000
UPID
US10-2947220
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-30 · Sacramento, CA
Zoning RD-30 · permitted uses
RD-30 · 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
$4.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
RETAIL STORES
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$3.9M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1963
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
22
Lot
0.68 ac
Current owner
From public records · entity-resolved
Propwinner LLC
Entity
Mailing address
1003 HUNTINGDON DR, SAN JOSE, CA 95129-3120
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2026
$2,575,000
Propwinner LLC
Dhanushkodi Family Trust
Grant Deed
—
Dec 14, 2020
$2,845,000
Dhanushkodi Family Trust
Sandeep K Gupta
Grant Deed
$1,925,000 · Safe FCU
Aug 11, 2017
$1,471,000
Sandeep K Gupta
Lynch-lloyd,john
Grant Deed
—
Nov 9, 2011
$800,000
John Lynch-lloyd
Lsref2 Nova Invs III LLC
Grant Deed
$420,000 · Lone Oak Fund LLC
Jan 19, 2011
$590,000
Lsref2 Nova Invs III LLC
Fidelity National Default
Trustees Deed
related
—
Jul 7, 2005
$2,375,000
Seung P Hong
Agheli,nusser & Lisa
Grant Deed
$1,550,000 · Citibank West Fsb
Aug 21, 2002
$1,500,000
Lisa Agheli
Wacker,tr
Grant Deed
$1,200,000 · Abn Amro Mortgage Group INC
Oct 1, 1999
—
Foster Coin Laundry Service
Fosters Services Co
Quit Claim Deed
related
—
Mar 11, 1994
—
Ravizza Trust
Ravizza Trust
Quit Claim Deed
related
—
—
—
John Lynch-lloyd
—
Deed Of Trust
related
$564,000 · Provident Savings Bank
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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