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Property profile & analytics
OFF-MARKET
Estimated value
$1,610,000
Retail space
3924 Franklin Blvd Sacramento, CA 95820-1144
Trust Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2246542
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1935
Construction
TILT-UP CONCRETE
Total area
8,890 SF
Lot
0.4 ac (17,510 SF)
Zoning code
C-2
APN
019-0043-009-0000
UPID
US09-2246542
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
-
Self-Help Federal Credit Union Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.12M
Comparable Approach
Comparable
$1.66M
Blend (final)
Blend
$1.61M
Owner & transaction history
Greco,a & S 2018 Trust · 6 yrs held
Greco,a & S 2018 Trust
since 2019
7 recorded transactions
Zoning & alternative use
C-2 · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.6M
+97.8%
Auto repair, garage
$2.3M
+70.8%
Medical building
$2.3M
+70.0%
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%
$2,300,000
6.5%
$2,120,000
7%
$1,970,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,330,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,635,000
Change: +98% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,275,000
Change: +71% · Conversion: Difficult
MEDICAL BUILDING
$2,265,000
Change: +70% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,100,000
Change: +58% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,950,000
Change: +46% · Conversion: Difficult
Blend value · Realmo final
$1.61M
Range $1.45M – $1.77M · ±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
$181 / 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
$32,492
Tax year 2024
Assessed value
$2,627,100
Assessed 2024
Previous assessed
$2,627,100
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$268,048
Assessed improvement
$2,359,052
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
1935
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
8,890 SF
Lot
0.4 ac (17,510 SF)
Zoning code
C-2
APN
019-0043-009-0000
UPID
US09-2246542
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1935
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.4 ac
Current owner
From public records · entity-resolved
Greco,a & S 2018 Trust
Trust
Free & Clear · 6 yrs held
Mailing address
536 SANTA CLARA ST, VALLEJO, CA 94590-5923
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Dec 13, 2019
—
Greco,a & S 2018 Trust
Stephen Greco
Quit Claim Deed
related
—
Dec 13, 2019
$1,000,000
Selfhelp FCU
Greco 2008 Family Trust
Grant Deed
—
Sep 13, 2018
—
Greco,anthony & Sandy 2018 Trust
Greco,anthony J
Quit Claim Deed
related
—
Jul 6, 2018
—
Greco,anthony & Sandy 2018 Trust
Greco Partners LLC
Quit Claim Deed
related
—
Feb 2, 2017
—
Stephen Greco
Greco,sarah A
Quit Claim Deed
related
—
May 11, 2016
—
Stephen Greco
Greco,anthony J
Quit Claim Deed
related
—
Nov 5, 2014
—
Anthony J Greco
Greco Partners LLC
Quit Claim Deed
related
—
Apr 14, 2011
$550,000
Greco Partners LLC
Greco,anthony J
Grant Deed
—
Oct 24, 2008
—
Greco Family 2008 Trust
Greco,stephen T
Quit Claim Deed
related
—
Jul 20, 1992
$223,000
Stephen T Greco
Barnes Trust
Grant Deed
$213,000 · Money Store California
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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