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Property profile & analytics
OFF-MARKET
Estimated value
$7,030,000
Office buildings
7801 Laguna Blvd, Elk Grove, CA 95758-7950
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2894767
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2002
Construction
WOOD
Total area
23,090 SF
Lot
2.56 ac (111,513 SF)
Zoning code
MP
APN
116-0320-031-0000
UPID
US09-2894767
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
-
Rio Valley Charter School High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.35M
CAP Approach
CAP
$5.28M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.03M
Owner & transaction history
Qlq LLC · 5 yrs held
Qlq LLC
since 2021
Last sale
$6.8M
7 recorded transactions
Zoning & alternative use
MP · Elk Grove, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.9M
+38.7%
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 Elk Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Elk Grove 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
$7,190,000
ML approach
$7,350,000
CAP Approach
CAP Return
Estimation
6%
$5,715,000
6.5%
$5,275,000
7%
$4,900,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,830,000
Current use
RESTAURANT
$10,860,000
Change: +39% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$6,615,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$7.03M
Range $6.33M – $7.73M · ±10% · vs last sale $6.79M (Jun 11 2021)
Last sale anchor
$6.79M
Jun 11 2021
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
$304 / 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
$78,775
Tax year 2024
Assessed value
$7,204,202
Assessed 2024
Previous assessed
$7,204,202
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,888,950
Assessed improvement
$5,315,252
Applied tax rate
7.0000
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2002
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
23,090 SF
Lot
2.56 ac (111,513 SF)
Zoning code
MP
APN
116-0320-031-0000
UPID
US09-2894767
Jurisdiction
SACRAMENTO
Zoning & alternative use
MP · Elk Grove, CA
Zoning MP · permitted uses
MP · Elk Grove, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Elk Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$7.8M
RESTAURANT
Est. value
$10.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.6M
OFFICE BUILDING Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
2002
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
2.56 ac
Current owner
From public records · entity-resolved
Qlq LLC
Entity
Mailing address
48521 WARM SPGS BLVD STE 307B, FREMONT, CA 94539-7792
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Jun 11, 2021
$6,789,000
Qlq LLC
Karsan T Elliott
Grant Deed
$5,000,000 · Wells Fargo Bank NA
Sep 13, 2013
—
Karsan T Elliott
Starzynski,charles
Quit Claim Deed
related
$2,812,500 · Rabobank
Jul 9, 2003
—
Karsan T Elliott
Starzynski,charles
Grant Deed
$1,000,000 · Washington Mutual Fsb
Jul 9, 2003
$6,590,000
Elliott,tr
Cho,su J & Yoon H
Grant Deed
—
Nov 2, 2000
—
Su J Cho
—
Grant Deed
related
$2,500,000 · Pacific Union Bank
Apr 7, 1998
—
Su J Cho
—
Grant Deed
related
$2,066,000 · Sacramento Commercial Bank
Jul 22, 1996
—
Su J Cho
Pappas Laguna LP
Grant Deed
related
—
—
—
Su J Cho
—
Deed Of Trust
related
$3,000,000 · Stockmans Bank
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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