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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Office buildings
2260 Gln Ellen Cir Sacramento, CA 95822-3634
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2278032
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1959
Construction
WOOD
Total area
4,098 SF
Lot
0.3 ac (13,250 SF)
Zoning code
R-1-EA-4
APN
035-0131-053-0000
UPID
US09-2278032
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
-
City of Sacramento Water Conservation Office City Administration
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$754k
Blend (final)
Blend
$560k
Owner & transaction history
Vinh Hoang Hoang
Vinh Hoang Hoang
since 2025
7 recorded transactions
Zoning & alternative use
R-1-EA-4 · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$775,000
+2.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$755,000
Current use
RETAIL STORES
$775,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$560k
Range $555k – $827k
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
$137 / 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
$393
Tax year 2024
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Rooms
11
Bathrooms
3
Total area
4,098 SF
Lot
0.3 ac (13,250 SF)
Zoning code
R-1-EA-4
APN
035-0131-053-0000
UPID
US09-2278032
Jurisdiction
SACRAMENTO
Zoning & alternative use
R-1-EA-4 · Sacramento, CA
Zoning R-1-EA-4 · permitted uses
R-1-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
OFFICE BUILDING Current
Est. value
$755,000
RETAIL STORES
Est. value
$775,000
OFFICE BUILDING Current
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
1959
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Rooms
11
Bathrooms
3
Lot
0.3 ac
Current owner
From public records · entity-resolved
Vinh Hoang Hoang
Individual
Mailing address
915 I ST, SACRAMENTO, CA 95814-2614
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Dec 5, 2025
$475,000
Vinh Hoang Hoang
City Of Sacramento
Grant Deed
$480,000 · Vivian Hoang
Mar 14, 1997
$84,000
Erickson,robert L
Emc Mortgage Corp
Trustees Deed
—
Mar 14, 1997
—
Robert L Erickson
Erickson,elaine
Quit Claim Deed
related
—
Sep 25, 1995
$135,500
Emc Mortgage Corp
Great Western Bank
Grant Deed
related
—
Jul 5, 1995
$116,026
Great Western Bank
Jaramillo,elfego E & Pearl F
Trustees Deed
related
—
Jan 10, 1990
$248,000
Equity Preservat
Willis Patrick K
Trustees Deed
related
—
Dec 30, 1988
$100,000
Patrick K Willis
Campbell John
Grant Deed
related
—
—
—
Elfego Jaramillo
—
Deed Of Trust
related
—
—
—
Elfego Jaramillo
—
Deed Of Trust
related
$168,000 · Great Western 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.
Try Rey
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