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Property profile & analytics
OFF-MARKET
Estimated value
$920,000
Apartment buildings
2264 Cottage Way Sacramento, CA 95825-1077
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1198360
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Lot
2.26 ac (98,445 SF)
Zoning code
RD-20
APN
278-0172-070-0000
UPID
US09-1198360
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
-
Veranda at the Park Apartment Building
-
Restoration Recliner Renovation Specialist Hardware & Home Improvement
-
Psychic Services By Desiree Spiritual Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$920k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$920k
Owner & transaction history
Kak Partners LLC · 9 yrs held
Kak Partners LLC
since 2016
7 recorded transactions
Zoning & alternative use
RD-20 · 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
Method
Estimation
Statistic approach
by Request
ML approach
$920,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$920k
Range $828k – $1.01M · ±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
—
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
$49,599
Tax year 2024
Assessed value
$4,118,938
Assessed 2024
Previous assessed
$4,118,938
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$921,640
Assessed improvement
$3,197,298
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 (100+ UNITS)
Status
Off-Market
Heating
NONE
Cooling
NONE
Units
116
Lot
2.26 ac (98,445 SF)
Zoning code
RD-20
APN
278-0172-070-0000
UPID
US09-1198360
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-20 · Sacramento, CA
Zoning RD-20 · permitted uses
RD-20 · 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
Heating
NONE
Cooling
Yes
Units
116
Lot
2.26 ac
Current owner
From public records · entity-resolved
Kak Partners LLC
Entity
Mailing address
3970 WOODSIDE RD, WOODSIDE, CA 94062-2543
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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
Jan 29, 2018
—
Kak Partners LLC
—
Deed
related
$11,620,000 · Cbre Cap Markets
Oct 21, 2016
$9,475,000
Kak Partners LLC
Evilsizor,john & Mary
Grant Deed
$6,945,000 · Cbre Cap Markets
Dec 14, 2015
—
John Evilsizor
Evilsizor,john
Quit Claim Deed
related
—
Jul 31, 2014
—
John L Evilsizor
John Evilsizor
Intrafamily Transfer
related
$5,712,000 · Americanwest Bank
Dec 30, 2008
—
John Evilsizor
—
Deed Of Trust
related
$5,250,000 · First Republic Bank
Feb 25, 2000
$1,985,000
Evilsizor,john & Mary
Macdonald Development Corp
Trustees Deed
—
Feb 25, 2000
—
Robert A Hubbard
Hubbard,marion
Quit Claim Deed
related
—
Feb 25, 2000
$992,500
Macdonald Development Corp
Macdonald Development
Trustees Deed
related
—
Feb 18, 1999
—
Macdonald Development
—
Deed Of Trust
related
$4,000,000 · Gmac Commercial Mortgage Corp
—
—
Kak Partners LLC
—
Deed Of Trust
related
$11,620,000 · Cbre Cap Markets
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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