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Property profile & analytics
OFF-MARKET
Estimated value
$1,355,000
Investment properties
4612 Auburn Blvd Sacramento, CA 95841-4264
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2417787
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1973
Construction
WOOD
Total area
6,180 SF
Lot
0.74 ac (32,437 SF)
Zoning code
GC
APN
240-0062-097-0000
UPID
US10-2417787
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
-
Classic Detailing Systems Car Wash
-
Sweet Discounts General Merchandise Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.42M
CAP Approach
CAP
$1.31M
Comparable Approach
Comparable
$1.39M
Blend (final)
Blend
$1.36M
Owner & transaction history
Freeman Homes LLC · 4 yrs held
Freeman Homes LLC
since 2022
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
GC · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.9M
+32.7%
Apartment house (5+ units)
$1.8M
+25.3%
Auto repair, garage
$1.6M
+8.2%
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
$1,395,000
ML approach
$1,420,000
CAP Approach
CAP Return
Estimation
6%
$1,420,000
6.5%
$1,310,000
7%
$1,220,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,460,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,940,000
Change: +33% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,830,000
Change: +25% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,580,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$1,575,000
Change: +8% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,355,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±10% · vs last sale $1.31M (Feb 25 2022)
Last sale anchor
$1.31M
Feb 25 2022
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
$219 / 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
$16,417
Tax year 2024
Assessed value
$1,362,924
Assessed 2024
Previous assessed
$1,362,924
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$384,948
Assessed improvement
$977,976
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1973
Construction
WOOD
Heating
NONE
Buildings
2
Total area
6,180 SF
Lot
0.74 ac (32,437 SF)
Zoning code
GC
APN
240-0062-097-0000
UPID
US10-2417787
Jurisdiction
SACRAMENTO
Zoning & alternative use
GC · Sacramento, CA
Zoning GC · permitted uses
GC · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1973
Construction
WOOD
Heating
NONE
Buildings
2
Lot
0.74 ac
Current owner
From public records · entity-resolved
Freeman Homes LLC
Entity
Mailing address
23371 MULHOLLAND DR #404, WOODLAND HILLS, CA 91364-2734
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2022
$1,310,000
Freeman Homes LLC
Stonewater Holdings LLC
Grant Deed
$613,000 · Bank Of The West
Nov 14, 2018
—
Stonewater Holdings LLC
—
Deed
related
$550,000 · Five Star Bk
Dec 22, 2017
$735,000
Stonewater Holdings LLC
Ace Living Trust
Grant Deed
$535,000 · Ace Living Trust (pt)
Jun 28, 2017
$625,000
Ace Living Trust
Tafoya,allen E & Susan G
Deed In Lieu Of Foreclosure
—
Dec 9, 2008
—
Allen E Tafoya
Ace Living Trust
Grant Deed
—
Jul 25, 2008
$1,050,000
Allen E Tafoya
Ace Living Trust
Grant Deed
$700,000 · Ace Living Trust
Apr 7, 2008
—
Ace Living Trust
Auburn Boulevard Ventures LLC
Grant Deed
related
—
Jul 11, 2006
—
Auburn Boulevard Ventures LLC
Mamalis,damon P
Grant Deed
$400,062 · Kleary Peter N Family Trust
Sep 9, 2005
$150,000
Damon P Mamalis
Pandelopoulos,peter
Grant Deed
$150,000 · Peter Pandelopoulos
Sep 9, 2005
—
Damon P Mamalis
Mamalis,melissa N
Quit Claim Deed
related
—
Aug 15, 2001
—
Peter Pandelopoulos
Pandelopoulos,gina
Quit Claim Deed
related
—
Aug 15, 2001
$775,000
Damon P Mamalis
Kleary Trust
Grant Deed
$563,125 · Kleary Trust
—
—
Auburn Boulevard Ventures LLC
—
Deed Of Trust
related
$700,000 · Ace Living Trust
—
—
Auburn Boulevard Ventures LLC
—
Deed Of Trust
related
$401,000 · Ace Living Trust
—
—
Auburn Boulevard Ventures LLC
—
Deed Of Trust
related
$145,320 · Freedom Fin'l Funding INC
—
—
Stonewater Holdings LLC
—
Deed Of Trust
related
$550,000 · Five Star Bk
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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