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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Retail space
2117 28th St Sacramento, CA 95818-1909
Individually Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-5330879
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
WOOD
Total area
3,839 SF
Lot
0.06 ac (2,741 SF)
Zoning code
C-2-SPD
APN
010-0124-027-0000
UPID
US09-5330879
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
-
Good as Gold Tattoo Tattoo & Piercing Shop
-
KitchenAid Appliance Repair Home Appliance Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$915k
Comparable Approach
Comparable
$540k
Blend (final)
Blend
$715k
Owner & transaction history
Hisham Radwan · 7 yrs held
Hisham Radwan
since 2019
7 recorded transactions
Zoning & alternative use
C-2-SPD · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Zoning | City of Sacramento
Top alternative use upside
Auto repair, garage
$980,000
+35.4%
Medical building
$980,000
+34.7%
Commercial (general)
$910,000
+25.1%
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%
$990,000
6.5%
$915,000
7%
$850,000
Alternative Use
Use
Estimation
RETAIL STORES
$725,000
Current use
AUTO REPAIR, GARAGE
$980,000
Change: +35% · Conversion: Difficult
MEDICAL BUILDING
$980,000
Change: +35% · Conversion: Difficult
COMMERCIAL (GENERAL)
$910,000
Change: +25% · Conversion: Easy
OFFICE BUILDING
$705,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$715k
Range $644k – $787k · ±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
$186 / 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
$10,824
Tax year 2024
Assessed value
$895,285
Assessed 2024
Previous assessed
$895,285
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$134,023
Assessed improvement
$761,262
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2006
Construction
WOOD
Heating
NONE
Buildings
2
Stories
3
Total area
3,839 SF
Lot
0.06 ac (2,741 SF)
Zoning code
C-2-SPD
APN
010-0124-027-0000
UPID
US09-5330879
Jurisdiction
SACRAMENTO
Zoning & alternative use
C-2-SPD · Sacramento, CAZoning 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
Source
Zoning | City of Sacramento
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$725,000
AUTO REPAIR, GARAGE
Est. value
$980,000
MEDICAL BUILDING
Est. value
$980,000
COMMERCIAL (GENERAL)
Est. value
$910,000
OFFICE BUILDING
Est. value
$705,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2006
Construction
WOOD
Heating
NONE
Stories
3
Buildings
2
Lot
0.06 ac
Current owner
From public records · entity-resolved
Hisham Radwan
Individual
Mailing address
2117 28TH ST, SACRAMENTO, CA 95818-1909
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2019
$835,000
Hisham Radwan
Fu Yang Investments Ltd
Grant Deed
$755,000 · United Busn Bk
Nov 30, 2011
$610,000
Fu Yang Investments Ltd
Hobbs,kenneth W
Grant Deed
—
Nov 17, 2006
$774,000
Kenneth W Hobbs
Nouveau Homes INC
Grant Deed
$619,200 · American Brokers Conduit
Dec 16, 2004
—
Nouveau Homes INC
Augustine,debra
Grant Deed
$1,000,000 · Rbc Centura Bank
Apr 1, 2004
$112,000
Debra Augustine
Robinett,ronald D
Grant Deed
—
Feb 28, 2003
$43,000
Ronald D Robinett
Tuttle,michael D
Grant Deed
—
Sep 13, 2000
$22,000
Michael D Tuttle
Loretz,frank
Grant Deed
—
Sep 19, 1997
—
Frank Loretz
Himmerlman,bette J
Grant Deed
related
—
Apr 5, 1994
$175,000
Bette J Himmelmann
Jenkins,scott W
Trustees Deed
—
Jun 15, 1993
—
28th Partners
Jenkins,scott W
Grant Deed
related
—
Nov 13, 1987
$210,000
Scott W Etal Jenkins
Veneski,mary
Grant Deed
related
$157,500 · Sacramento First Nat'l Bk
Jul 29, 1986
—
Otto Steinbrenner JR.
Pioneer Title Co Of Ca INC
Grant Deed
related
—
Dec 9, 1982
$140,000
Joseph T Meier
Steinbrenner,otto JR
Grant Deed
related
$105,000
—
—
W E Himmelmann
—
Deed Of Trust
related
$75,000 · Loretz Frank
—
—
Bette J Himmelmann
—
Deed Of Trust
related
—
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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