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    Property profile & analytics

    3609 Myrtle Ave North Highlands, CA 95660-5200

    • Apartment buildings
    • 24,336 SF
    • 1.24 lot acres
    OFF-MARKET
    Last Sale
    May 20, 2025
    $3,770,000
    Value Estimations
    $3,280,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US09-3233161
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Glencoe / Apartment Complex

    Property Details for 3609 Myrtle Ave

    Year built
    1989
    Construction
    WOOD
    Lot size
    1.24 lot acres
    Property size
    24,336 SF
    Zone code
    RD-20
    Property type
    Apartment buildings
    APN
    228-0251-026-0000
    APU
    22802510260000

    Description

    This exceptional 26-unit apartment building in North Highlands, CA presents a compelling value-add opportunity. The property, situated on 1.24 acres, comprises two two-story buildings constructed in 1989. All 26 units boast a rare and desirable 2-bedroom, 2-bathroom layout, averaging 900 square feet each, and include washer/dryer hookups. The property's strong pro-forma cap rate of 6.33% is further enhanced by the potential for increased net operating income (NOI) through loss-to-lease capture and the implementation of RUBS (rent utility billing system). The convenient location near American River College, Walmart Supercenter, McClellan Industrial Park and Airport, Mercy San Juan Medical Center, and major freeways (I-80 and Capital City Freeway) provides excellent access to employment centers, shopping, and entertainment throughout Sacramento, including Roseville, Arden, Downtown, Natomas, and Sacramento International Airport. The property is zoned RD-20 and features a designated carport. With a total net rentable area of 24,336 square feet, the asking price is $4,679,947, translating to $192 per square foot and $179,999 per unit. This property offers a unique blend of strong current performance and significant upside potential for a savvy investor. The APN is 228-0251-026.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $2,465,000
      Market price range: $784k - $3.45M

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    North Highlands
    County
    Sacramento
    State
    California
    Longitude
    -121.38
    Latitude
    38.6545
    CBSA code
    40900
    CBSA name
    SACRAMENTO--ARDEN-ARCADE--ROSEVILLE, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $33,533
    $435,051
    $2,487,606
    $2,922,657
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

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      $8,640,000
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      4146 Madison Ave

      APARTMENT HOUSE (5+ UNITS) • 60,962 SF
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    • Value Estimation
      $3,035,000
      24,950 SF

      3669 Myrtle Ave

      APARTMENT HOUSE (5+ UNITS) • 24,950 SF
      3669 Myrtle Ave, North Highlands, CA 95660-5220
      View Details
    • Value Estimation
      $810,000
      10,998 SF

      4210 Tresler Ave

      APARTMENT HOUSE (5+ UNITS) • 10,998 SF
      4210 Tresler Ave, North Highlands, CA 95660-5452
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    • Value Estimation
      $13,755,000
      81,134 SF

      5520 Generals Pl

      APARTMENT HOUSE (100+ UNITS) • 81,134 SF
      5520 Generals Pl, North Highlands, CA 95660-4926
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    • Value Estimation
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      123,622 SF

      4924 Polk St

      APARTMENT HOUSE (100+ UNITS) • 123,622 SF
      4924 Polk St, North Highlands, CA 95660
      View Details
    • Value Estimation
      $3,890,000
      32,425 SF

      4830 Watt Ave

      APARTMENT HOUSE (5+ UNITS) • 32,425 SF
      4830 Watt Ave, North Highlands, CA 95660-5155
      View Details

    Similar Nearby for Sale

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    • $1,200,000
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      Retail Investment Opportunity in Highlands

      Retail property with established tenants and high traffic exposure.
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      155,030 SF

      North Highlands Warehouse Opportunity

      155,030 SF warehouse on 7.94 acres near freeway.
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    Similar Nearby for Lease

    • $1.00 SF/Yr
      4,000 SF

      Retail Space in High-Traffic Location

      Retail space for lease in a high-traffic area.
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      Flex Space in North Highlands

      Flex space in two buildings with easy Interstate 80 access.
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      View Details
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      Watt Ave Retail Center Investment

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      View Details
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      North Highlands Warehouse Space

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    • Contact for pricing
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      High-traffic retail land, 14,898 sqft.
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      View Details
    • Contact for pricing
      13,190 SF

      Industrial Space with Highway Frontage

      Industrial space for rent with easy highway access.
      3200-3280 Orange Grove Ave, North Highlands, CA 95660
      View Details
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    North Highlands, CA 95660-5200
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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