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Property profile & analytics
OFF-MARKET
Estimated value
$1,030,000
Office Spaces
3465 American Riv Dr Sacramento, CA 95864-5747
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US09-3231033
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1973
Construction
WOOD
Total area
4,590 SF
Lot
0.07 ac (3,049 SF)
Zoning code
BP
APN
292-0570-005-0000
UPID
US09-3231033
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
-
Jeffrey Born Accounting Firm Tax Preparation
-
Law Office of Kenneth D. Harris Consultant
-
Nasser Aston Real Estate Real Estate Agency
-
Islip + Company, CPAS Financial Advisor
-
Law Offices of Ilija Cvetich Law Firm Child Welfare Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.03M
Comparable Approach
Comparable
$1.26M
Blend (final)
Blend
$1.03M
Owner & transaction history
Patrick Lloyd Islip · 10 yrs held
Patrick Lloyd Islip
since 2016
4 recorded transactions
Zoning & alternative use
BP · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.4M
+70.5%
Auto repair, garage
$1.2M
+39.1%
Medical building
$1.2M
+38.4%
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%
$1,110,000
6.5%
$1,025,000
7%
$955,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$845,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,440,000
Change: +71% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,175,000
Change: +39% · Conversion: Difficult
MEDICAL BUILDING
$1,170,000
Change: +38% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,085,000
Change: +29% · Conversion: Easy
RETAIL STORES
$870,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$1.03M
Range $927k – $1.13M · ±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
$224 / 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
$16,131
Tax year 2024
Assessed value
$1,305,651
Assessed 2024
Previous assessed
$1,305,651
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$286,776
Assessed improvement
$1,018,875
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1973
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
4,590 SF
Lot
0.07 ac (3,049 SF)
Zoning code
BP
APN
292-0570-005-0000
UPID
US09-3231033
Jurisdiction
SACRAMENTO
Zoning & alternative use
BP · Sacramento, CA
Zoning BP · permitted uses
BP · 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
OFFICE BUILDING Current
Est. value
$845,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
RETAIL STORES
Est. value
$870,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1973
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
0.07 ac
Current owner
From public records · entity-resolved
Patrick Lloyd Islip
Individual
Mailing address
3465 AMERICAN RIV DR STE D, SACRAMENTO, CA 95864-5747
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 20, 2021
—
Patrick Lloyd Islip
—
Deed
related
$720,000 · First Citizens Bank & Trust Co
Mar 30, 2016
$1,125,000
Patrick Lloyd Islip
Manuel Psilandis
Grant Deed
$843,750 · Wells Fargo Bank NA
Jun 7, 2002
—
Manuel Psilandis
Alathel,f M
Grant Deed
$300,000 · Quaker City Bank
—
—
Manuel Psilandis
—
Deed Of Trust
related
—
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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