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Property profile & analytics
OFF-MARKET
Estimated value
$12,390,000
Apartment buildings
7201 Gloria Dr Sacramento, CA 95831-3261
Entity Owned
4-yr Hold
Absentee Owner
Property ID
US09-3090275
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1981
Construction
WOOD
Total area
25,664 SF
Lot
1.9 ac (82,764 SF)
Zoning code
R-2B-R
APN
031-0450-001-0000
UPID
US09-3090275
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
-
Gloria Drive Apartments Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$14.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.01M
Blend (final)
Blend
$12.39M
Owner & transaction history
Dhi Gloria Drive Apartments LP · 4 yrs held
Dhi Gloria Drive Apartments LP
since 2022
Last sale
$10.8M
4 recorded transactions
Zoning & alternative use
R-2B-R · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.7M
+19.3%
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
$17,240,000
ML approach
$14,210,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$10,610,000
Current use
RESTAURANT
$12,655,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$12.39M
Range $11.15M – $13.63M · ±10% · vs last sale $10.80M (May 10 2022)
Last sale anchor
$10.80M
May 10 2022
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
$483 / 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
$5,989
Tax year 2024
Assessed value
$11,236,320
Assessed 2024
Previous assessed
$11,236,320
+0.0% YoY
Effective rate
0.05%
On assessed value
Assessed land
$1,123,632
Assessed improvement
$10,112,688
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1981
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
32
Total area
25,664 SF
Lot
1.9 ac (82,764 SF)
Zoning code
R-2B-R
APN
031-0450-001-0000
UPID
US09-3090275
Jurisdiction
SACRAMENTO
Zoning & alternative use
R-2B-R · Sacramento, CA
Zoning R-2B-R · permitted uses
R-2B-R · 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
$10.6M
RESTAURANT
Est. value
$12.7M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
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
1981
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
32
Lot
1.9 ac
Current owner
From public records · entity-resolved
Dhi Gloria Drive Apartments LP
Entity
Mailing address
7250 REDWOOD BLVD STE #214, NOVATO, CA 94945-3271
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 10, 2022
$10,800,000
Dhi Gloria Drive Apartments LP
Harry L Montfort
Grant Deed
$7,884,500 · Orix Real Estate Capital LLC
Jun 1, 2016
—
Montfort Trust
Harry L Montfort
Intrafamily Transfer
related
$1,050,000 · Jpmorgan Chase Bank NA
Mar 6, 2012
—
Harry L Montfort
Harry L Montfort
Intrafamily Transfer
related
$1,035,000 · Jpmorgan Chase Bank NA
Mar 25, 1988
$452,000
Montfort Trust
Monfo
Grant Deed
related
—
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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