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Property profile & analytics
OFF-MARKET
Estimated value
$6,825,000
Apartment buildings
2663 Altos Ave Sacramento, CA 95815-1638
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0070282
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1959
Construction
WOOD
Total area
22,074 SF
Lot
1.1 ac (47,916 SF)
Zoning code
R-1
APN
263-0171-032-0000
UPID
US09-0070282
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
by Request
CAP Approach
CAP
$5.34M
Comparable Approach
Comparable
$8.51M
Blend (final)
Blend
$6.83M
Owner & transaction history
Jcc Holdings LLC · 2 yrs held
Jcc Holdings LLC
since 2023
7 recorded transactions
Zoning & alternative use
R-1 · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.9M
+68.9%
Neighborhood: shopping center
$6.9M
+7.4%
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%
$5,780,000
6.5%
$5,335,000
7%
$4,955,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,445,000
Current use
RESTAURANT
$10,885,000
Change: +69% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,925,000
Change: +7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,650,000
Change: -12% · Conversion: Difficult
MEDICAL BUILDING
$5,620,000
Change: -13% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,220,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$6.83M
Range $6.14M – $7.51M · ±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
$309 / 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
$61,527
Tax year 2024
Assessed value
$4,926,600
Assessed 2024
Previous assessed
$4,926,600
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$663,000
Assessed improvement
$4,263,600
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
32
Total area
22,074 SF
Lot
1.1 ac (47,916 SF)
Zoning code
R-1
APN
263-0171-032-0000
UPID
US09-0070282
Jurisdiction
SACRAMENTO
Zoning & alternative use
R-1 · Sacramento, CA
Zoning R-1 · permitted uses
R-1 · 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
$6.4M
RESTAURANT
Est. value
$10.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.9M
AUTO REPAIR, GARAGE
Est. value
$5.7M
MEDICAL BUILDING
Est. value
$5.6M
COMMERCIAL (GENERAL)
Est. value
$5.2M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (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
1959
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
32
Lot
1.1 ac
Current owner
From public records · entity-resolved
Jcc Holdings LLC
Entity
Mailing address
840 TRIBUTE CT, AUBURN, CA 95603-7740
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2023
—
Jcc Holdings LLC
Jason France
Grant Deed
—
Jun 28, 2023
$4,830,000
Jason France
Rl Swanson Enterprises LLC
Grant Deed
—
May 26, 2020
$569,000
Rl Swanson Enterpises LLC
Rl Swanson Ents LLC
Grant Deed
related
$2,275,000 · Luther Burbank Svgs
Nov 30, 2016
$2,300,000
Rl Swanson Enterprises LLC
Javier E Gomez
Grant Deed
$1,512,000 · Homestreet Bank
Jun 29, 2006
$1,675,000
Javier E Gomez
Gray Arlene F Trust
Grant Deed
$1,256,250 · United Commercial Bank
Jul 22, 2005
—
Dennis J Davis II
—
Trustees Deed
related
$40,871 · Timothy Q & Jennifer A Parker
Jun 16, 2004
—
Gary,tr
Mclean,arlene G
Grant Deed
related
—
Jun 10, 2004
—
Dennis J Davis
Ray,michelle S
Grant Deed
$936,000 · Wells Fargo Bank
May 16, 2001
—
Richard A Mclean
Mclean,richard A
Quit Claim Deed
related
—
Sep 22, 2000
$264,000
Richard A Mclean
Gibson,aurelius B
Grant Deed
related
—
Sep 4, 1998
$505,000
Hockenhull,herb & Kirsten
Washington Mutual Fsb
Trustees Deed
$404,000 · Washington Mutual Fsb
Sep 4, 1998
—
Aurelius B Gibson
Gibson,betty
Quit Claim Deed
related
—
Jul 20, 1998
$425,000
Washington Mutual Fsb
Koester,wilbur J
Trustees Deed
related
—
Dec 29, 1997
—
Brad Grenell
Peinado,manuel J & Yoalnda
Quit Claim Deed
related
—
Oct 27, 1988
$112,500
Manuel J Peinado
Lawyers Asset Ma
Trustees Deed
—
Oct 27, 1988
—
Lawyers Asset Ma
Koester Sybil
Trustees Deed
related
—
—
—
Dennis Davis II
—
Deed Of Trust
related
$96,000 · Jami Mandel
—
—
Mclean,tr
—
Deed Of Trust
related
$298,000 · Richard A Mclean
—
—
Mclean,tr
—
Deed Of Trust
related
$177,000 · Patricia Mclean Estate
—
—
Dennis J Davis II
—
Deed Of Trust
related
$60,871 · Timothy Q & Jennifer A Parker
—
—
Javier E Gomez
—
Deed Of Trust
related
$200,000 · Jeanine M Macmurray
—
—
Javier E Gomez
—
Deed Of Trust
related
$1,732,500 · United Commercial 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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