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Property profile & analytics
OFF-MARKET
Estimated value
$11,210,000
Apartment buildings
610 Howe Ave Sacramento, CA 95825-4626
Entity Owned
6-yr Hold
Free & Clear
Property ID
US09-1192633
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1970
Construction
WOOD
Total area
49,354 SF
Lot
2.35 ac (102,366 SF)
Zoning code
RD-30
APN
294-0060-002-0000
UPID
US09-1192633
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
-
Howe Apartments Apartment Building Apartments
-
Sunrise Painting Services Painting
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$11.93M
Comparable Approach
Comparable
$7.81M
Blend (final)
Blend
$11.21M
Owner & transaction history
Howe Properties LLC · 6 yrs held
Howe Properties LLC
since 2020
5 recorded transactions
Zoning & alternative use
RD-30 · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$15.5M
+5.0%
Retail stores
$14.8M
+0.3%
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%
$12,920,000
6.5%
$11,925,000
7%
$11,075,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$14,740,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$15,480,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$14,790,000
Change: +0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,630,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$11.21M
Range $10.09M – $12.33M · ±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
$227 / 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
$168,896
Tax year 2024
Assessed value
$13,757,797
Assessed 2024
Previous assessed
$13,757,797
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,037,182
Assessed improvement
$11,720,615
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1970
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
92
Total area
49,354 SF
Lot
2.35 ac (102,366 SF)
Zoning code
RD-30
APN
294-0060-002-0000
UPID
US09-1192633
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-30 · Sacramento, CA
Zoning RD-30 · permitted uses
RD-30 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$14.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$15.5M
RETAIL STORES
Est. value
$14.8M
AUTO REPAIR, GARAGE
Est. value
$12.6M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
AUTO REPAIR, GARAGE
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
1970
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
92
Lot
2.35 ac
Current owner
From public records · entity-resolved
Howe Properties LLC
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX 915, RANCHO SANTA FE, CA 92067-0915
Ownership since
2020
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
May 13, 2020
—
Howe Properties LLC
Warren F R & J C Trust
Correction Deed
related
—
Oct 2, 2019
—
Howe Properties LLC
J & J Cohen Properties LLC
Quit Claim Deed
related
—
Mar 9, 2016
—
Warren,frank R & J C Trust
Warren F R & J C Trust
Quit Claim Deed
related
—
Jun 13, 2014
—
Warren,frank R & J C Trust
Warren,frank R
Affidavit Of Death
related
—
Dec 22, 2011
—
J & J Cohen Properties LLC
Cohen J M & J W Family Trust
Quit Claim Deed
—
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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