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Property profile & analytics
OFF-MARKET
Estimated value
$2,530,000
Office buildings
400 University Ave Sacramento, CA 95825-6502
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-1686707
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Construction
WOOD
Total area
16,752 SF
Lot
2.65 ac (115,434 SF)
Zoning code
C-1-R-PUD
APN
295-0040-039-0000
UPID
US09-1686707
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
-
Van Dam David J Law Firm
-
Burns Frances Law Firm
-
Koster Christian Law Firm
-
Hicks Jonathan H Law Firm
-
Schuering Zimmerman & Doyle, LLP Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.10M
Blend (final)
Blend
$2.53M
Owner & transaction history
Miry Development LLC
Miry Development LLC
since 2025
6 recorded transactions
Zoning & alternative use
C-1-R-PUD · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.0M
+63.4%
Industrial (general)
$3.7M
+51.5%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,425,000
Current use
COMMERCIAL (GENERAL)
$3,960,000
Change: +63% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,675,000
Change: +52% · Conversion: Difficult
Blend value · Realmo final
$2.53M
Range $2.28M – $2.78M · ±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
$151 / 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
$68,339
Tax year 2024
Assessed value
$5,276,839
Assessed 2024
Previous assessed
$5,276,839
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$2,526,321
Assessed improvement
$2,750,518
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1972
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
16,752 SF
Lot
2.65 ac (115,434 SF)
Zoning code
C-1-R-PUD
APN
295-0040-039-0000
UPID
US09-1686707
Jurisdiction
SACRAMENTO
Zoning & alternative use
C-1-R-PUD · Sacramento, CA
Zoning C-1-R-PUD · permitted uses
C-1-R-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
OFFICE BUILDING Current
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$4.0M
INDUSTRIAL (GENERAL)
Est. value
$3.7M
OFFICE BUILDING Current
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
1972
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
2.65 ac
Current owner
From public records · entity-resolved
Miry Development LLC
Entity
Mailing address
605 COOLIDGE DR STE #200, FOLSOM, CA 95630-4210
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Dec 18, 2025
—
Miry Development LLC
Bardis & Miry Development LLC
Grant Deed
—
Dec 15, 2025
$4,279,500
Bardis & Miry Development LLC
Sjay Management Services LLC
Grant Deed
—
Dec 14, 2018
$4,825,000
Sjay Management Services LLC
400 University Partners
Grant Deed
$2,800,000 · First Citizens Bk
Jan 31, 1994
$1,575,000
400 University Partners
Industrial Indem
Trustees Deed
$1,100,000 · Westamerica Bank
Jan 31, 1994
—
400 University Partners
—
Grant Deed
related
$880,000 · Westamerica Bank
—
—
400 University Partners
—
Deed Of Trust
related
$1,942,500 · Wells Fargo Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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