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Property profile & analytics
OFF-MARKET
Retail space
2829 Florin Rd Sacramento, CA 95822-4527
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2183939
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Construction
TILT-UP CONCRETE
Total area
3,650 SF
Lot
0.43 ac (18,915 SF)
Zoning code
C-2
APN
041-0086-007-0000
UPID
US09-2183939
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
-
Little Caesars Pizza Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Pamella Elayne Creighton · 1 yrs held
Pamella Elayne Creighton
since 2025
Last sale
$460,000
7 recorded transactions
Zoning & alternative use
C-2 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$10,517
Tax year 2024
Assessed value
$803,867
Assessed 2024
Previous assessed
$803,867
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$263,766
Assessed improvement
$540,101
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
3,650 SF
Lot
0.43 ac (18,915 SF)
Zoning code
C-2
APN
041-0086-007-0000
UPID
US09-2183939
Jurisdiction
SACRAMENTO
Zoning & alternative use
C-2 · Sacramento, CA
Zoning C-2 · permitted uses
C-2 · 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
Year built
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.43 ac
Current owner
From public records · entity-resolved
Pamella Elayne Creighton
Individual
Mailing address
8151 STALLION WAY, SACRAMENTO, CA 95830-9334
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2025
—
Pamella Elayne Creighton
Pamella Elayne Creighton
Deed
related
—
Dec 30, 2010
$460,000
Creighton Frederick & E Trust
Minamide Family 1990 Trust
Grant Deed
$260,000 · Minamide Family 1990 Trust
Aug 4, 2009
—
Minamide Family 1990 Trust
Minamide Family 1990 Trust
Quit Claim Deed
related
—
Jan 9, 2009
—
Minamide Family 1990 Trust
Minamide,thomas T
Affidavit Of Death
related
—
Jan 14, 2004
—
Minamide,tr
Minamide,kelly K
Quit Claim Deed
related
—
May 31, 2002
—
Joel M Minamide
Minamide,donna H
Quit Claim Deed
related
—
Dec 27, 2001
—
Minamide Trust
Minamide,joel M
Quit Claim Deed
related
—
Apr 12, 1990
—
Minamide Thomas
Gaiser James M
Trustees Deed
related
—
May 6, 1988
$238,500
Chief Auto Parts
The S
Grant Deed
—
—
—
Jericho Village
—
Deed Of Trust
related
$450,000 · Golden Gate 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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