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Property profile & analytics
OFF-MARKET
Estimated value
$5,745,000
Strip malls
566 La Sierra Dr Sacramento, CA 95864
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1033038
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1948
Construction
WOOD
Total area
30,065 SF
Lot
1.73 ac (75,358 SF)
Zoning code
SC (NPA)
APN
292-0122-001-0000
UPID
US09-1033038
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.75M
Owner & transaction history
Arden Town Center LLC · 9 yrs held
Arden Town Center LLC
since 2017
7 recorded transactions
Zoning & alternative use
SC (NPA) · Sacramento, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$9,430,000
Current use
APARTMENT HOUSE (5+ UNITS)
$8,905,000
Change: -6% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,695,000
Change: -18% · Conversion: Difficult
MEDICAL BUILDING
$7,655,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$5.75M
Range $5.17M – $6.32M · ±10%
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
$191 / 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
$87,010
Tax year 2024
Assessed value
$7,235,395
Assessed 2024
Previous assessed
$7,235,395
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$1,872,697
Assessed improvement
$5,362,698
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
30,065 SF
Lot
1.73 ac (75,358 SF)
Zoning code
SC (NPA)
APN
292-0122-001-0000
UPID
US09-1033038
Jurisdiction
SACRAMENTO
Zoning & alternative use
SC (NPA) · Sacramento, CA
Zoning SC (NPA) · permitted uses
SC (NPA) · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$9.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.9M
AUTO REPAIR, GARAGE
Est. value
$7.7M
MEDICAL BUILDING
Est. value
$7.7M
NEIGHBORHOOD: SHOPPING CENTER Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1948
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
1.73 ac
Current owner
From public records · entity-resolved
Arden Town Center LLC
Entity
Mailing address
2264 FAIR OAKS BLVD, SACRAMENTO, CA 95825-5517
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
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
Feb 16, 2017
—
Arden Town Center LLC
Arden Town Center LLC
Quit Claim Deed
related
$9,300,000 · Miscellaneous Ins Co
Dec 18, 2007
—
Arden Town Center
Andrew C Gianulias
Grant Deed
$10,000,000 · Wells Fargo Bank NA
Nov 13, 2003
—
Giannulias,tr
Watt-elkhorn Center
Grant Deed
related
—
Nov 5, 2003
—
Gianulias,tr
Watt-elkhorn Center
Grant Deed
related
—
Jan 24, 2002
$445,500
Hollydise
Watt-elkhorn Center
Grant Deed
related
—
Dec 20, 2001
$1,460,000
Watt-elkhorn Center
Arden Town Center LLC
Grant Deed
—
Dec 20, 2001
—
Arden Town Center LLC
Horton 1971 N Capitol LLC
Grant Deed
related
—
Mar 5, 1999
$8,700,000
Horton 1971 N Capitol Investme
Adams Capital Management Co
Grant Deed
$6,350,000 · Seller
—
—
Gianulias,tr
—
Deed Of Trust
related
$7,650,000 · Wells Fargo Bank Ttee
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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