Individually Owned Property summary
AI-generated overview
Riverbend Apartments is a multi-family residential property in West Sacramento located along the Lighthouse Drive corridor, within an active development area and surrounded by recently completed residential and mixed-use projects. The site features well-maintained grounds and a maintained exterior. Unit interiors include upgraded finishes such as LVP flooring, stone countertops, stainless steel appliances, and new cabinets. The building systems provide residents with central HVAC as well as wall-mounted A/C units. The Lighthouse Drive location provides direct access toward Downtown Sacramento via the Tower Bridge gateway.
Property profile
Verified
Property type
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1974
Construction
WOOD
Total area
24,716 SF
Lot
1.19 ac (51,836 SF)
Zoning code
W-F
APN
014-630-022-000
UPID
US09-3732026
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
-
Bakery Specialty Food Shop
-
Apartment Complex Apartment Building
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.95M
Comparable Approach
Comparable
$4.75M
Blend (final)
Blend
$4.54M
Owner & transaction history
since 2024
7 recorded transactions
Zoning & alternative use
W-F · West Sacramento, CA
Top alternative use upside
Office building
$7.4M
+20.4%
Commercial (general)
$7.2M
+18.0%
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.
All 6 comparables with addresses
4 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
$4.54M
Value range
$4.09M – $4.99M
±10% around blend
Estimated value / SF
$184 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
60
$4.09M
blend $4.54M
$4.99M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
24,716 SF
Lot area
1.19 ac
Year built
1974
Stories
2
APN
014-630-022-000
Zoning
W-F
Assessed value
$6,417,540
Annual tax
$82,060
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.95M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$5.36M
@ 6.5% CAP return
$4.95M
@ 7% CAP return
$4.60M
4
Sales comparison
Partial preview
Sales approach indication
$5.41M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.9 mi away · 19,830 SF
6.4 mi away · 21,139 SF
9.4 mi away · 18,000 SF
10.2 mi away · 31,798 SF
11.3 mi away · 30,171 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.54M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 18 sales
$248
-26%
County 57 sales
$281
-35%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $184/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+20%
vs current-use indication
Commercial (general)
Apartment House (5+ Units) · current use
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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
Not available
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 · 6 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$6.42M
Move the market yield to see immediate price impact.
Value / SF
$260
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
5.00%7.00%9.00%
$404k
$8.09M
$5.78M
$4.49M
$449k
$8.98M
$6.42M
$4.99M
$494k
$9.88M
$7.06M
$5.49M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$5.40M
5.5 mi · Jan 2026 · $185/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$82,060
Tax year 2023
Assessed value
$6,417,540
Assessed 2024
Previous assessed
$6,417,540
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,076,798
Assessed improvement
$5,340,742
Applied tax rate
4.0000
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
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1974
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Rooms
12
Bathrooms
3
Total area
24,716 SF
Lot
1.19 ac (51,836 SF)
Zoning code
W-F
APN
014-630-022-000
UPID
US09-3732026
Jurisdiction
YOLO
Zoning & alternative use
W-F · West Sacramento, CAZoning W-F · permitted uses
W-F · West Sacramento, 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
1974
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Rooms
12
Bathrooms
3
Lot
1.19 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
W-F
Jurisdiction
West Sacramento, CA
Recorded code
W-F
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for W-F in West Sacramento, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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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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