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Property profile & analytics
OFF-MARKET
Estimated value
$16,020,000
Apartment buildings
3903 49th Ave Sacramento, CA 95823-1153
Entity Owned
24-yr Hold
Absentee Owner
Property ID
US09-1413563
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1973
Construction
WOOD
Total area
82,404 SF
Lot
4.38 ac (190,792 SF)
Zoning code
RD-30 (NPA
APN
039-0071-008-0000
UPID
US09-1413563
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
-
Mulberry Estates Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$19.49M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.02M
Owner & transaction history
Mulberry Estates LLC · 24 yrs held
Mulberry Estates LLC
since 2002
7 recorded transactions
Zoning & alternative use
RD-30 (NPA · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$26.0M
+6.4%
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%
$21,110,000
6.5%
$19,485,000
7%
$18,095,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$24,415,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$25,970,000
Change: +6% · Conversion: Difficult
AUTO REPAIR, GARAGE
$21,085,000
Change: -14% · Conversion: Difficult
MEDICAL BUILDING
$20,985,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$16.02M
Range $14.42M – $17.62M · ±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
$194 / 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
$224,104
Tax year 2024
Assessed value
$19,101,743
Assessed 2024
Previous assessed
$19,101,743
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$2,016,295
Assessed improvement
$17,085,448
Applied tax rate
53.0000
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
1973
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
138
Total area
82,404 SF
Lot
4.38 ac (190,792 SF)
Zoning code
RD-30 (NPA
APN
039-0071-008-0000
UPID
US09-1413563
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-30 (NPA · Sacramento, CA
Zoning RD-30 (NPA · permitted uses
RD-30 (NPA · 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
$24.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.0M
AUTO REPAIR, GARAGE
Est. value
$21.1M
MEDICAL BUILDING
Est. value
$21.0M
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
1973
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
138
Lot
4.38 ac
Current owner
From public records · entity-resolved
Mulberry Estates LLC
Entity
Mailing address
2291 W MARCH LN STE B215, STOCKTON, CA 95207-6669
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2023
—
Mulberry Estates LLC
—
Deed
related
$3,500,000 · Wells Fargo Bank NA
Jun 28, 2002
—
Mulberry Estates LLC
Williams,e J
Grant Deed
$4,200,000 · Lend Lease Mortgage Capital LP
Jan 5, 2000
—
E J Williams
—
Deed Of Trust
related
$1,100,000 · G C Investors Xxxii
Sep 30, 1999
$2,200,000
E J Williams
Fidelity Federal Savings Bank
Grant Deed
$1,320,000 · Fidelity Fsb
Jul 15, 1996
$1,505,000
Federal S Fidelity
Bold Enterprises II Ltd
Trustees Deed
related
—
Feb 21, 1995
—
Cal Vest 81 Ltd
Bold Enterprises II Ltd
Quit Claim Deed
related
—
—
—
E J Williams
—
Deed Of Trust
related
$2,700,000 · La Jolla Savings Bank
—
—
Mulberry Estates LLC
—
Deed Of Trust
related
$3,975,000 · Bank Of The West
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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