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Property profile & analytics
OFF-MARKET
Estimated value
$37,630,000
Apartment buildings
2510 Wittkop Way Sacramento, CA 95825-5113
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2020338
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1972
Construction
WOOD
Total area
86,480 SF
Lot
4.8 ac (209,088 SF)
Zoning code
RD-30
APN
285-0123-008-0000
UPID
US09-2020338
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
-
JadonRenee KinderCare Outreach LLC Daycare Center
-
Green Leaf Arbor Apartments Apartment Complex
-
Traviss Mobil Massage Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$39.49M
Blend (final)
Blend
$37.63M
Owner & transaction history
Cr Luxe Communities LLC · 3 yrs held
Cr Luxe Communities LLC
since 2022
Last sale
$36.3M
7 recorded transactions
Zoning & alternative use
RD-30 · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$42.6M
+65.1%
Neighborhood: shopping center
$27.1M
+5.0%
Retail stores
$25.9M
+0.3%
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
$38,545,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$25,830,000
Current use
RESTAURANT
$42,635,000
Change: +65% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$27,125,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$25,920,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$37.63M
Range $33.87M – $41.39M · ±10% · vs last sale $36.25M (Aug 31 2022)
Last sale anchor
$36.25M
Aug 31 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
$435 / 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
$242,641
Tax year 2024
Assessed value
$19,822,333
Assessed 2024
Previous assessed
$19,822,333
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$2,788,796
Assessed improvement
$17,033,537
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
Year built
1972
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
220
Total area
86,480 SF
Lot
4.8 ac (209,088 SF)
Zoning code
RD-30
APN
285-0123-008-0000
UPID
US09-2020338
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-30 · Sacramento, CA
Zoning RD-30 · permitted uses
RD-30 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$25.8M
RESTAURANT
Est. value
$42.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$27.1M
RETAIL STORES
Est. value
$25.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1972
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
220
Lot
4.8 ac
Current owner
From public records · entity-resolved
Cr Luxe Communities LLC
Entity
Mailing address
444 W BEECH ST STE #300, SAN DIEGO, CA 92101-2942
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2022
—
Cr Luxe Communities LLC
Luxe Vca LLC
Intrafamily Transfer
related
$31,552,000 · Cbre Multifamily Capital INC
Jun 26, 2019
$36,250,000
Cr Luxe Communities LLC
Latitude Hurley Way LLC
Grant Deed
$6,000,000 · Federal Nat'l Mtg Assn (fnma)
May 1, 2018
—
Latitude Hurley Way LLC
—
Deed
related
$6,000,000 · Cbre Multifamily Cap
Jul 30, 2013
$15,500,000
Green Leaf Arbors LLC
Holland Holdings III Summit LLC
Grant Deed
—
Aug 1, 2006
—
Holdings Holland III
Gfs Baywood LLC
Grant Deed
$14,950,000 · Capmark Bank
Jun 22, 2001
—
Gfs Baywood LLC
Imperial Promendae Investments
Grant Deed
$13,506,500 · Heller Financial
Jun 16, 1998
$10,500
Imperial Promenade Partners
Allen,arthur
Trustees Deed
—
Jun 16, 1998
$20,500
Imperial Promenade Partners
Tobenkin Trust
Trustees Deed
—
Jun 16, 1998
$154,500
Imperial Promendale Partners
Mkd Investments LP
Trustees Deed
—
Jun 16, 1998
$225,500
Imperial Promenade Partners
Fowler Trust
Trustees Deed
—
Jun 16, 1998
$2,299,000
Imperial Promenada Investments
Fsa Baywood Associates
Trustees Deed
$5,100,000 · Registered Holders Chase Ttee
Jun 16, 1998
—
Promenade Partners Imperial
Imperial Promenade Partners
Quit Claim Deed
related
—
Jun 16, 1998
$293,500
Imperial Promenade Partners
394 Associates Lo
Trustees Deed
—
Jun 16, 1998
$40,500
Imperial Promenade Partners
Robbins,james O
Trustees Deed
—
Jun 16, 1998
$41,000
Imperial Promenade Partnership
Holmes,jeffrey A
Grant Deed
—
Nov 14, 1995
$1,000
Baywood Assoc Fsa II
Aloha Crest Assoc LP
Quit Claim Deed
related
—
Oct 31, 1994
$5,400,000
Fsa II Baywood Associates
Mathews Partners II
Grant Deed
$4,050,000 · Bank Of America
—
—
Latitude Hurley Way LLC
—
Deed Of Trust
related
$6,000,000 · Cbre Multifamily Cap
—
—
Holdings Holland III
—
Deed Of Trust
related
$14,550,000 · Capmark 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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