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Property profile & analytics
OFF-MARKET
Estimated value
$15,705,000
Investment properties
5049 College Oak Dr Sacramento, CA 95841-4630
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2620271
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1977
Construction
TILT-UP CONCRETE
Total area
76,954 SF
Lot
4.22 ac (183,823 SF)
Zoning code
GC
APN
228-0210-066-0000
UPID
US09-2620271
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
-
VYNDYUKS INSURANCE SERVICES Insurance Agency
-
Professional Orthopedic Systems Orthotics & Prosthetics Service
-
Dianna's Estate Liquidation Law Firm
-
Odessa Business Center Business Management Consultant
-
Noble Vegetarian Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.29M
CAP Approach
CAP
$16.34M
Comparable Approach
Comparable
$14.72M
Blend (final)
Blend
$15.71M
Owner & transaction history
Ftk Ham Up1 LLC · 3 yrs held
Ftk Ham Up1 LLC
since 2022
Last sale
$15.5M
5 recorded transactions
Zoning & alternative use
GC · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$24.1M
+32.7%
Apartment house (5+ units)
$22.8M
+25.3%
Auto repair, garage
$19.7M
+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
$16,480,000
ML approach
$10,290,000
CAP Approach
CAP Return
Estimation
6%
$17,700,000
6.5%
$16,340,000
7%
$15,170,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$18,195,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$24,140,000
Change: +33% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$22,800,000
Change: +25% · Conversion: Moderate
AUTO REPAIR, GARAGE
$19,690,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$19,595,000
Change: +8% · Conversion: Easy
INDUSTRIAL (GENERAL)
$16,875,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$15.71M
Range $14.13M – $17.28M · ±10% · vs last sale $15.50M (Aug 15 2022)
Last sale anchor
$15.50M
Aug 15 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
$204 / 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
$151,888
Tax year 2024
Assessed value
$13,260,000
Assessed 2024
Previous assessed
$13,260,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$2,815,200
Assessed improvement
$10,444,800
Applied tax rate
59.0000
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
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
76,954 SF
Lot
4.22 ac (183,823 SF)
Zoning code
GC
APN
228-0210-066-0000
UPID
US09-2620271
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
$18.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$24.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$22.8M
AUTO REPAIR, GARAGE
Est. value
$19.7M
MEDICAL BUILDING
Est. value
$19.6M
INDUSTRIAL (GENERAL)
Est. value
$16.9M
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
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
4.22 ac
Current owner
From public records · entity-resolved
Ftk Ham Up1 LLC
Entity
Mailing address
1860 EL CAMINO REAL STE #438, BURLINGAME, CA 94010-3117
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 15, 2022
$15,500,000
Ftk Ham Up1 LLC
Stonewaer Holdings LLC
Grant Deed
—
Aug 15, 2022
—
Standard Insurance Company
Ftk Ham Upi LLC
Assignment Of Lease (leasehold Sale)
—
May 12, 2021
—
Stonewater Holdings LLC
—
Deed
related
$1,200,000 · Five Star Bank
Oct 15, 2020
$5,100,000
Stonewater Holdings LLC
Williams Glen Living Trust
Grant Deed
$3,825,000 · Five Star Bk
Jun 30, 2004
—
Williams,tr
Williams,tr
Quit Claim Deed
related
$2,100,000 · Citibank West Fsb
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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