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Property profile & analytics
OFF-MARKET
Estimated value
$14,855,000
Apartment buildings
725 Howe Ave Sacramento, CA 95825-4605
Individually Owned
21-yr Hold
Property ID
US09-0569615
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1971
Construction
WOOD
Total area
72,780 SF
Lot
3.74 ac (162,914 SF)
Zoning code
RD-30 (PC)
APN
294-0150-006-0000
UPID
US09-0569615
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
-
River Glen By the River Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$17.59M
Comparable Approach
Comparable
$9.02M
Blend (final)
Blend
$14.86M
Owner & transaction history
Hillside Plaza Ltd · 21 yrs held
Hillside Plaza Ltd
since 2005
7 recorded transactions
Zoning & alternative use
RD-30 (PC) · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$22.8M
+5.0%
Retail stores
$21.8M
+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%
$19,055,000
6.5%
$17,590,000
7%
$16,330,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$21,740,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$22,830,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$21,810,000
Change: +0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$18,620,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$14.86M
Range $13.37M – $16.34M · ±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
$204 / 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
$188,110
Tax year 2024
Assessed value
$15,387,516
Assessed 2024
Previous assessed
$15,387,516
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$2,653,020
Assessed improvement
$12,734,496
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 (100+ UNITS)
Status
Off-Market
Year built
1971
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
100
Total area
72,780 SF
Lot
3.74 ac (162,914 SF)
Zoning code
RD-30 (PC)
APN
294-0150-006-0000
UPID
US09-0569615
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-30 (PC) · Sacramento, CA
Zoning RD-30 (PC) · permitted uses
RD-30 (PC) · 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
$21.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$22.8M
RETAIL STORES
Est. value
$21.8M
AUTO REPAIR, GARAGE
Est. value
$18.6M
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
1971
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
100
Lot
3.74 ac
Current owner
From public records · entity-resolved
Hillside Plaza Ltd
Individual
Mailing address
4080 PO BOX 2222ND AVE, SAN FRANCISCO, CA 94126-2222
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2021
—
Hillside Plaza Ltd
—
Deed
related
$6,100,000 · Pnc Bank NA
Apr 27, 2005
$5,977,000
Hillside Plaza Ltd
Stoney Brook LP
Grant Deed
$5,325,000 · Washington Mutual Bank
Apr 27, 2005
$3,723,000
Hillside Plaza Ltd
Bellandi,ellen E
Grant Deed
—
Apr 27, 2005
—
Ellen E Bellandi
Stoney Brook
Grant Deed
—
Feb 15, 2002
$1,844,091
Stoney Brook LP
Kohala Investors LLC
Grant Deed
$4,585,000 · Berkshire Mortgage Finance Co
Apr 13, 2000
—
Kohala Investments LLC
Riverglen Associates
Trustees Deed
$3,693,750 · California Federal Bank
—
—
Riverglen Associates
—
Deed Of Trust
related
$2,613,750 · Home Savings Of America
—
—
Riverglen Assoc
—
Deed Of Trust
related
$150,000 · Individual
—
—
Stoney Brook LP
—
Deed Of Trust
related
$5,850,000 · Washington Mutual Fsb
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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