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Property profile & analytics
OFF-MARKET
Estimated value
$1,640,000
Warehouses
2510 Boatman Dr West Sacramento, CA 95691-3816
Entity Owned
~
Est. High Equity
Property ID
US10-1806171
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1982
Total area
9,315 SF
Lot
0.48 ac (20,778 SF)
Zoning code
M-2
APN
067-140-013-000
UPID
US10-1806171
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.81M
CAP Approach
CAP
$1.17M
Comparable Approach
Comparable
$1.87M
Blend (final)
Blend
$1.64M
Owner & transaction history
Mike & Nour LLC
Mike & Nour LLC
since 2026
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
M-2 · West Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.7M
+114.4%
Apartment house (5+ units)
$2.3M
+81.6%
Auto repair, garage
$2.0M
+56.2%
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 West Sacramento submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West 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
$1,835,000
ML approach
$1,810,000
CAP Approach
CAP Return
Estimation
6%
$1,265,000
6.5%
$1,170,000
7%
$1,085,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,270,000
Current use
COMMERCIAL (GENERAL)
$2,725,000
Change: +114% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,310,000
Change: +82% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,985,000
Change: +56% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,745,000
Change: +37% · Conversion: Easy
Blend value · Realmo final
$1.64M
Range $1.48M – $1.80M · ±10% · vs last sale $1.58M (Dec 29 2022)
Last sale anchor
$1.58M
Dec 29 2022
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
$176 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$21,086
Tax year 2023
Assessed value
$1,613,024
Assessed 2024
Previous assessed
$1,613,024
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$357,000
Assessed improvement
$1,256,024
Applied tax rate
4.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1982
Heating
NONE
Stories
1
Total area
9,315 SF
Lot
0.48 ac (20,778 SF)
Zoning code
M-2
APN
067-140-013-000
UPID
US10-1806171
Jurisdiction
YOLO
Zoning & alternative use
M-2 · West Sacramento, CA
Zoning M-2 · permitted uses
M-2 · West Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Sacramento. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1982
Heating
NONE
Stories
1
Lot
0.48 ac
Current owner
From public records · entity-resolved
Mike & Nour LLC
Entity
Mailing address
44720 N EL MACERO DR, EL MACERO, CA 95618-1067
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2026
$1,699,000
Mike & Nour LLC
Gonzalez Olivares
Grant Deed
$1,443,800 · First Citizens Bank And Trust Company
Oct 29, 2024
—
C G Moving Company INC
Carlos A Gonzalez Olivares
Deed
$346,000 · Business Finance Capital
Dec 29, 2022
$1,581,500
Carlos A Gonzalez Olivares
2510 Boatman LLC
Grant Deed
$1,890,000 · Community Bank Of The Bay
Aug 31, 2018
$1,060,000
2510 Boatman LLC
Odister Keith O Trust
Grant Deed
$800,000 · Volen Family Trust (pt)
Jun 10, 2008
—
Odister Keith O Trust
Odister,keith O
Quit Claim Deed
related
—
May 1, 2002
$475,000
Keith O Odister
Intervet INC
Grant Deed
$346,875 · Bank Of The West
May 1, 2002
$685,500
Intervet INC
Bio Trends International
Grant Deed
related
—
Aug 18, 1993
$513,000
Trends Int'l Bio
Port Property
Grant Deed
$605,000 · Heller First Capital
—
—
Port Property
—
Deed Of Trust
related
$25,000 · Wagner Kirkman Psp
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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