Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$6,340,000
Office buildings
4401 Hazel Ave Fair Oaks, CA 95628-6668
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5633794
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1987
Construction
WOOD
Total area
32,117 SF
Lot
1.64 ac (71,438 SF)
Zoning code
LC
APN
246-0620-048-0000
UPID
US09-5633794
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
-
Crawford & Associates Structural Engineer
-
Dr. Richard G. Sheils, DDS Dental Office
-
Cummins Insurance Agency, Inc. Insurance Agency
-
Valley Sierra Insurance Insurance Agency
-
Sandy Alva - State Farm Insurance Agent Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.25M
Comparable Approach
Comparable
$5.89M
Blend (final)
Blend
$6.34M
Owner & transaction history
Rubicon Investments INC · 3 yrs held
Rubicon Investments INC
since 2023
1 recorded transaction
Zoning & alternative use
LC · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$9.2M
+10.6%
Medical building
$8.4M
+0.5%
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 Fair Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fair Oaks 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%
$8,930,000
6.5%
$8,245,000
7%
$7,655,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,320,000
Current use
APARTMENT HOUSE (5+ UNITS)
$9,200,000
Change: +11% · Conversion: Easy
MEDICAL BUILDING
$8,360,000
Change: +1% · Conversion: Easy
AUTO REPAIR, GARAGE
$8,295,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,500,000
Change: -10% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,700,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$6.34M
Range $5.71M – $6.97M · ±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
$197 / 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
$42,424
Tax year 2024
Assessed value
$3,400,000
Assessed 2024
Previous assessed
$3,400,000
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,000,000
Assessed improvement
$2,400,000
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 buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
32,117 SF
Lot
1.64 ac (71,438 SF)
Zoning code
LC
APN
246-0620-048-0000
UPID
US09-5633794
Jurisdiction
SACRAMENTO
Zoning & alternative use
LC · Fair Oaks, CAZoning LC · permitted uses
LC · Fair Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$8.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.2M
MEDICAL BUILDING
Est. value
$8.4M
AUTO REPAIR, GARAGE
Est. value
$8.3M
COMMERCIAL (GENERAL)
Est. value
$7.5M
INDUSTRIAL (GENERAL)
Est. value
$6.7M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1987
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
1.64 ac
Current owner
From public records · entity-resolved
Rubicon Investments INC
Entity
Mailing address
3811 CROWELL RD, TURLOCK, CA 95382-8601
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 22, 2023
—
Rubicon Investments INC
—
Deed
related
$1,400,000 · Heritage Bank Of Commerce
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 4401 Hazel Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
