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Property profile & analytics
OFF-MARKET
Estimated value
$15,885,000
Apartment buildings
6915 Lewiston Way Sacramento, CA 95828-2852
Entity Owned
3-yr Hold
Absentee Owner
Property ID
US09-0563324
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1973
Construction
WOOD
Total area
78,845 SF
Lot
5.14 ac (223,898 SF)
Zoning code
RD-30
APN
043-0220-016-0000
UPID
US09-0563324
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
$17.72M
Comparable Approach
Comparable
$13.56M
Blend (final)
Blend
$15.89M
Owner & transaction history
Lewinston Way Apartments LLC · 3 yrs held
Lewinston Way Apartments LLC
since 2023
Last sale
$15.8M
7 recorded transactions
Zoning & alternative use
RD-30 · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$24.7M
+5.9%
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
$16,645,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$19,200,000
6.5%
$17,720,000
7%
$16,455,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$23,360,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$24,730,000
Change: +6% · Conversion: Difficult
AUTO REPAIR, GARAGE
$20,175,000
Change: -14% · Conversion: Difficult
MEDICAL BUILDING
$20,075,000
Change: -14% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$19,760,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$15.89M
Range $14.30M – $17.47M · ±10% · vs last sale $15.75M (Apr 12 2023)
Last sale anchor
$15.75M
Apr 12 2023
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
$201 / 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
$177,198
Tax year 2024
Assessed value
$16,065,000
Assessed 2024
Previous assessed
$16,065,000
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$2,856,000
Assessed improvement
$13,209,000
Applied tax rate
51.0000
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 (100+ UNITS)
Status
Off-Market
Year built
1973
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
141
Total area
78,845 SF
Lot
5.14 ac (223,898 SF)
Zoning code
RD-30
APN
043-0220-016-0000
UPID
US09-0563324
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
$23.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$24.7M
AUTO REPAIR, GARAGE
Est. value
$20.2M
MEDICAL BUILDING
Est. value
$20.1M
INDUSTRIAL (GENERAL)
Est. value
$19.8M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1973
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
141
Lot
5.14 ac
Current owner
From public records · entity-resolved
Lewinston Way Apartments LLC
Entity
Mailing address
3761 CLUBSIDE LN, SACRAMENTO, CA 95835-2008
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2023
$15,750,000
Lewinston Way Apartments LLC
Lewiston Way LLC
Grant Deed
$7,750,000 · Pico Rivera Fashion Park LP
Jan 3, 2022
—
Lewiston Way LLC
—
Deed
related
$9,450,000 · Cathay Bank
Sep 23, 2021
$3,375,000
Valerlo D Escobar
Borja Sy LLC
Grant Deed
—
Sep 23, 2021
$13,500,000
Lewiston Way LLC
Borja Sy LLC
Grant Deed
—
Nov 14, 2019
—
Borja Sy LLC
Bernadette B Sy
Quit Claim Deed
related
$3,950,000 · Cbre Cap Markets
Oct 5, 2005
—
Sy Anthony & Bernadette Trust
Sy,bernadette B
Quit Claim Deed
related
—
Sep 29, 2005
—
Sy Noel & Bernice Trust
Sy,bernice B
Quit Claim Deed
related
—
Mar 10, 2005
—
Bernadette Borja Sy
Valerio E D Escobar
Individual Deed
$4,500,000 · Impac Multifamily Capital Corp
Nov 27, 2001
—
Escobar Trust
Escobar,valerio D
Quit Claim Deed
related
—
Jul 22, 1999
—
Earl Coate
Coate,nancy
Quit Claim Deed
related
—
Jul 22, 1999
$3,775,000
Sy,bernadette B
Continental Joint Venture
Trustees Deed
$2,590,000 · First Union National Bank
Jul 22, 1999
$1,863
Bonfils,mike
Continental Joint Venture
Trustees Deed
related
—
Jan 13, 1998
—
Alter Trust
Alter,harold L
Quit Claim Deed
related
—
Feb 19, 1993
$1,555,000
Harold Alter
Besag,frank P
Grant Deed
related
$939,581 · Seller
Apr 28, 1989
—
Richard Spaulding
Web Service Co I
Quit Claim Deed
related
$1,300,000 · Coast Federal Bank
—
—
Bernadette B Sy
—
Deed Of Trust
related
$4,500,000 · Impac Cmb Trust Series 2005-6
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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