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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Office Spaces
711 University Ave A Sacramento, CA 95825-6708
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-0314453
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1982
Construction
WOOD
Total area
2,695 SF
Lot
2.83 ac (123,275 SF)
Zoning code
OB-R-PC-PU
APN
295-0030-017-0011
UPID
US09-0314453
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
-
Wallace & Toney Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$930k
CAP Approach
CAP
$605k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$950k
Owner & transaction history
711 University LLC · 1 yrs held
711 University LLC
since 2025
Last sale
$945,000
6 recorded transactions
Zoning & alternative use
OB-R-PC-PU · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$845,000
+116.7%
Retail stores
$810,000
+107.1%
Auto repair, garage
$690,000
+76.8%
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
$980,000
ML approach
$930,000
CAP Approach
CAP Return
Estimation
6%
$655,000
6.5%
$605,000
7%
$560,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$845,000
Change: +117% · Conversion: Difficult
RETAIL STORES
$810,000
Change: +107% · Conversion: Moderate
AUTO REPAIR, GARAGE
$690,000
Change: +77% · Conversion: Difficult
COMMERCIAL (GENERAL)
$635,000
Change: +63% · Conversion: Easy
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±10% · vs last sale $945k (May 30 2025)
Last sale anchor
$945k
May 30 2025
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
$353 / 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
$8,711
Tax year 2024
Assessed value
$642,874
Assessed 2024
Previous assessed
$642,874
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$248,576
Assessed improvement
$394,298
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
2,695 SF
Lot
2.83 ac (123,275 SF)
Zoning code
OB-R-PC-PU
APN
295-0030-017-0011
UPID
US09-0314453
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$845,000
RETAIL STORES
Est. value
$810,000
AUTO REPAIR, GARAGE
Est. value
$690,000
COMMERCIAL (GENERAL)
Est. value
$635,000
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (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
1982
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
2.83 ac
Current owner
From public records · entity-resolved
711 University LLC
Entity
Mailing address
711 UNIVERSITY AVE, SACRAMENTO, CA 95825-6708
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2025
$945,000
711 University LLC
Nathaniel Vincent
Grant Deed
$803,000 · First Citizens Bank & Trust Co
Apr 23, 2025
—
Vincent Catherince
Robert G Wallace
Deed
related
—
May 9, 2016
—
Wallace,robert G Trust
Wallace,robert G
Quit Claim Deed
related
—
May 31, 2001
$375,000
Robert G Wallace
Robert M Bittle Estate
Grant Deed
related
$350,000 · Alice Chazen
—
—
Robert G Wallace
—
Deed Of Trust
related
$400,000 · Tri Counties Bank
—
—
Robert G Wallace
—
Deed Of Trust
related
$350,000 · Alice Chazen
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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