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Property profile & analytics
OFF-MARKET
Commercial land
4944 San Juan Ave Fair Oaks, CA 95628-4606
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-3049434
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.32 ac (14,153 SF)
Zoning code
BP
APN
242-0011-015-0000
UPID
US10-3049434
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
-
NorCal Surface Care Construction Company General Contractor
-
Home At Last Social Service Agency Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Aspenwood Holdings LLC · 3 yrs held
Aspenwood Holdings LLC
since 2023
7 recorded transactions
Zoning & alternative use
BP · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2023Property tax & assessments
Tax year 2023
Tax billed
$816
Tax year 2023
Assessed value
$64,331
Assessed 2023
Previous assessed
$64,331
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$64,331
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.32 ac (14,153 SF)
Zoning code
BP
APN
242-0011-015-0000
UPID
US10-3049434
Jurisdiction
SACRAMENTO
Zoning & alternative use
BP · Fair Oaks, CA
Zoning BP · permitted uses
BP · Fair Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fair Oaks. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
0.32 ac
Current owner
From public records · entity-resolved
Aspenwood Holdings LLC
Entity
Mailing address
PO BOX 2346, NORTH HIGHLANDS, CA 95660-8346
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2023
—
Aspenwood Holdings LLC
Aspenwood Holdings LLC
Grant Deed
related
—
Nov 16, 2022
—
Aspenwood Holdings LLC
Mosswood Holdings LLC
Grant Deed
—
Feb 22, 2019
$180,000
Rosewood Holdings LLC
4944 San Juan Ave LLC
Grant Deed
related
—
Feb 22, 2019
—
Valerie Druzhnikova
Yuri Druzhnikov
Affidavit Of Death
related
—
May 11, 2005
$750,000
4944 San Juan Avenue LLC
Koraf Corp
Grant Deed
—
Feb 2, 2005
$350,000
Koraf Corp
Galster,steven W & Susan K
Grant Deed
—
Dec 30, 2004
$240,000
Steven W Galster
David J & K Family Trust
Grant Deed
—
Nov 5, 2001
$60,000
David Trust
Grant Mcdaniels Dds Psp
Grant Deed
—
—
—
John L David
—
Deed Of Trust
related
$80,000 · Casimir Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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