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Property profile & analytics
OFF-MARKET
Estimated value
$64,790,000
Apartment buildings
3301 Arena Blvd Sacramento, CA 95834-2518
Entity Owned
5-yr Hold
Absentee Owner
Property ID
US09-0601808
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
2002
Construction
WOOD
Total area
282,292 SF
Lot
14.42 ac (628,135 SF)
Zoning code
R-3-PUD
APN
225-0310-021-0000
UPID
US09-0601808
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
-
Irongate Apartment Homes Apartment Complex Apartment Rental Agency
-
20 Dollar Special - Sacramento Psychic Tarot Card Readings Spiritual Center
-
Mr. dent tech Auto Repair Shop
-
Martin Web Designs Marketing & Advertising (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$68.22M
Comparable Approach
Comparable
$88.76M
Blend (final)
Blend
$64.79M
Owner & transaction history
Irongate Investors LLC · 5 yrs held
Irongate Investors LLC
since 2020
6 recorded transactions
Zoning & alternative use
R-3-PUD · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$88.6M
+5.9%
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%
$73,905,000
6.5%
$68,220,000
7%
$63,345,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$83,630,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$88,550,000
Change: +6% · Conversion: Difficult
AUTO REPAIR, GARAGE
$72,230,000
Change: -14% · Conversion: Difficult
MEDICAL BUILDING
$71,880,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$64.79M
Range $58.31M – $71.27M · ±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
$230 / 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
$633,231
Tax year 2024
Assessed value
$44,278,844
Assessed 2024
Previous assessed
$44,278,844
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$7,135,208
Assessed improvement
$37,143,636
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 (100+ UNITS)
Status
Off-Market
Year built
2002
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
280
Total area
282,292 SF
Lot
14.42 ac (628,135 SF)
Zoning code
R-3-PUD
APN
225-0310-021-0000
UPID
US09-0601808
Jurisdiction
SACRAMENTO
Zoning & alternative use
R-3-PUD · Sacramento, CA
Zoning R-3-PUD · permitted uses
R-3-PUD · 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
$83.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$88.6M
AUTO REPAIR, GARAGE
Est. value
$72.2M
MEDICAL BUILDING
Est. value
$71.9M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2002
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
280
Lot
14.42 ac
Current owner
From public records · entity-resolved
Irongate Investors LLC
Entity
Mailing address
3255 W MARCH LN STE #400, STOCKTON, CA 95219-2352
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 21, 2020
—
Irongate Investors LLC
Irongate Investors LLC
Quit Claim Deed
related
$47,677,000 · Jll R/e Cap LLC
Mar 5, 2003
—
Irongate Investors LLC
Franklin Landings LP
Grant Deed
related
—
Nov 27, 2002
—
Franklin Landings LP
Irongate Apartments LLC
Grant Deed
related
—
Mar 30, 2001
—
Irongate Apartments LLC
Marchbrook Building Co
Grant Deed
$25,175,000 · Bank One Arizona
—
—
Marchbrook Building Co
—
Deed Of Trust
related
$1,407,000 · Bank Of Stockton
—
—
Irongate Investors LLC
—
Deed Of Trust
related
$27,000,000 · Wachovia Bank NA
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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