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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Office Spaces
705 University Ave A Sacramento, CA 95825-6708
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US09-2648050
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1982
Construction
WOOD
Total area
3,416 SF
Lot
2.83 ac (123,275 SF)
Zoning code
OB-R-PC-PU
APN
295-0030-017-0012
UPID
US09-2648050
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
-
Donald W. Hause, MD, FACS Physician Medical Clinic
-
Sacramento Aesthetic Surgery Physician Medical Clinic
-
Sacramento Medical Spa Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$765k
Comparable Approach
Comparable
$759k
Blend (final)
Blend
$570k
Owner & transaction history
Sacramento Aesthetic Properties LLC · 12 yrs held
Sacramento Aesthetic Properties LLC
since 2014
7 recorded transactions
Zoning & alternative use
OB-R-PC-PU · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$875,000
+76.8%
Commercial (general)
$810,000
+63.4%
Medical building
$715,000
+44.4%
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%
$825,000
6.5%
$765,000
7%
$710,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$495,000
Current use
AUTO REPAIR, GARAGE
$875,000
Change: +77% · Conversion: Difficult
COMMERCIAL (GENERAL)
$810,000
Change: +63% · Conversion: Easy
MEDICAL BUILDING
$715,000
Change: +44% · Conversion: Easy
WAREHOUSE, STORAGE
$475,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$570k
Range $513k – $627k · ±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
$167 / 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
$15,537
Tax year 2024
Assessed value
$1,207,733
Assessed 2024
Previous assessed
$1,207,733
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$188,521
Assessed improvement
$1,019,212
Applied tax rate
3.0000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1982
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
3,416 SF
Lot
2.83 ac (123,275 SF)
Zoning code
OB-R-PC-PU
APN
295-0030-017-0012
UPID
US09-2648050
Jurisdiction
SACRAMENTO
Zoning & alternative use
OB-R-PC-PU · Sacramento, CA
Zoning OB-R-PC-PU · permitted uses
OB-R-PC-PU · 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
OFFICE BUILDING Current
Est. value
$495,000
AUTO REPAIR, GARAGE
Est. value
$875,000
COMMERCIAL (GENERAL)
Est. value
$810,000
MEDICAL BUILDING
Est. value
$715,000
WAREHOUSE, STORAGE
Est. value
$475,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1982
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
2.83 ac
Current owner
From public records · entity-resolved
Sacramento Aesthetic Properties LLC
Entity
Mailing address
705 UNIVERSITY AVE, SACRAMENTO, CA 95825-6708
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2017
—
Sacramento Aesthetic Props LLC
—
Deed
related
$43,687 · First Citizens Bk
Jul 16, 2014
—
Sacramento Aesthetic Properties LLC
Richard P Bernstein
Grant Deed
$1,003,000 · First Citizens Bank & Trust Co
Jul 13, 2011
$95,563
Richard P Bernstein
Mortgage Lender Svcs INC
Trustees Deed
related
—
Aug 28, 2001
—
705 University Partners
Wanland,donald M
Grant Deed
related
—
Jun 16, 1994
—
Pick Trust
Pick,david & Bea
Quit Claim Deed
related
—
Mar 31, 1989
$692,000
David Pick
B&b Property Inv
Grant Deed
—
—
—
David Pick
—
Deed Of Trust
related
$358,869 · Commonwealth Gro
—
—
Sacramento Aesthetic Props LLC
—
Deed Of Trust
related
$43,687 · First Citizens Bk
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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