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Property profile & analytics
OFF-MARKET
Estimated value
$1,590,000
Auto shops
2260 Arden Way Sacramento, CA 95825-3302
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1426693
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1985
Construction
TILT-UP CONCRETE
Total area
4,745 SF
Lot
0.34 ac (14,810 SF)
Zoning code
AC
APN
285-0021-008-0000
UPID
US09-1426693
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
-
Maids Auto Repair Shop
-
Centerline Auto Center Auto Repair Shop
-
Midas Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.56M
Blend (final)
Blend
$1.59M
Owner & transaction history
Iq Holdings LLC · 5 yrs held
Iq Holdings LLC
since 2020
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
AC · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.5M
+22.6%
Retail stores
$1.4M
+17.1%
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
$2,080,000
ML approach
$2,060,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,215,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,490,000
Change: +23% · Conversion: Difficult
RETAIL STORES
$1,420,000
Change: +17% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,120,000
Change: -8% · Conversion: Moderate
MEDICAL BUILDING
$990,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.59M
Range $1.43M – $1.75M · ±10% · vs last sale $1.58M (Oct 22 2020)
Last sale anchor
$1.58M
Oct 22 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
$335 / 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
$14,978
Tax year 2024
Assessed value
$1,140,797
Assessed 2024
Previous assessed
$1,140,797
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$360,810
Assessed improvement
$779,987
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1985
Construction
TILT-UP CONCRETE
Heating
YES
Buildings
2
Stories
1
Rooms
4
Bathrooms
1
Total area
4,745 SF
Lot
0.34 ac (14,810 SF)
Zoning code
AC
APN
285-0021-008-0000
UPID
US09-1426693
Jurisdiction
SACRAMENTO
Zoning & alternative use
AC · Sacramento, CA
Zoning AC · permitted uses
AC · 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
AUTO REPAIR, GARAGE Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
RETAIL STORES
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$990,000
AUTO REPAIR, GARAGE Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
MEDICAL 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
1985
Construction
TILT-UP CONCRETE
Heating
YES
Stories
1
Buildings
2
Rooms
4
Bathrooms
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
Iq Holdings LLC
Entity
Mailing address
8390 BUGLE CT, ELK GROVE, CA 95758-1118
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2021
—
Iq Holdings LLC
—
Deed
related
$493,000 · Greater Sacramento Certified Development
Oct 22, 2020
$1,575,000
Iq Holdings LLC
Brown Robert M Living Trust
Grant Deed
$795,000 · Tri Counties Bank
Oct 22, 2020
—
Iq Holdings LLC
—
Deed
related
$477,000 · Tri Counties Bank
Sep 15, 2017
—
Brown,robert M Living Trust
Brown,robert M
Quit Claim Deed
related
—
May 31, 2016
$1,600,000
Robert M Brown
Tannenbaum Family Trust
Grant Deed
—
May 17, 2006
—
Tannenbaum Family Trust
Tannenbaum Candy Trust
Quit Claim Deed
related
—
Nov 9, 1999
—
Tannenbaum Trust
Tannenbaum,mark S
Quit Claim Deed
related
—
Jan 6, 1999
—
Tannenbaum Trust
Tannenbaum Trust
Quit Claim Deed
related
—
—
—
Iq Holdings LLC
—
Deed Of Trust
related
$477,000 · Tri Counties 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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