Entity Owned 
For Sale
1 / 2
$16,500,000
5520 Generals Pl, North Highlands, CA 95660
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Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1960
Construction
WOOD
Total area
81,134 SF
Lot
3.57 ac (155,509 SF)
Zoning code
RD-30
APN
218-0231-007-0000
UPID
US09-2056782
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Real Estate Agency
-
Apartment Building
-
Apartment Building
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.95M
CAP Approach
CAP
$16.66M
Comparable Approach
Comparable
$11.50M
Blend (final)
Blend
$15.84M
Owner & transaction history
since 2021
Last sale
$13.3M
7 recorded transactions
Zoning & alternative use
RD-30 · North Highlands, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 3 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$15.84M
Value range
$14.25M – $17.42M
±10% around blend
Estimated value / SF
$195 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
30
Income certainty
100
$14.25M
blend $15.84M
$17.42M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
81,134 SF
Lot area
3.57 ac
Year built
1960
Stories
2
APN
218-0231-007-0000
Zoning
RD-30
Assessed value
$14,114,065
Annual tax
$161,694
3
Income approach: direct capitalization
Partial preview
Income approach indication
$16.66M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$18.05M
@ 6.5% CAP return
$16.66M
@ 7% CAP return
$15.47M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$161,694
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$15.23M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.8 mi away · 59,108 SF
5.8 mi away · 59,108 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$15.84M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 614 sales
$286
-32%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $195/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
6.80%
Selected cap rate for this apartment buildings
Derived from the North Highlands market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.80%
9.0%
NOI (est.)
$1.08M *
Last sale · May 2021
$13.30M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$15.93M
Move the market yield to see immediate price impact.
Value / SF
$196
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.30%6.80%7.30%
$975k
$15.47M
$14.33M
$13.35M
$1.08M
$17.19M
$15.93M
$14.84M
$1.19M
$18.91M
$17.52M
$16.32M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$12.20M
5.5 mi · Aug 2025 · $184/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$161,694
Tax year 2024
Assessed value
$14,114,065
Assessed 2024
Previous assessed
$14,114,065
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$2,366,493
Assessed improvement
$11,747,572
Applied tax rate
59.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
For Sale
Year built
1960
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
106
Total area
81,134 SF
Lot
3.57 ac (155,509 SF)
Zoning code
RD-30
APN
218-0231-007-0000
UPID
US09-2056782
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-30 · North Highlands, CAZoning RD-30 · permitted uses
RD-30 · North Highlands, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1960
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
106
Lot
3.57 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RD-30
Jurisdiction
North Highlands, CA
Recorded code
RD-30
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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