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Property profile & analytics
OFF-MARKET
Estimated value
$5,660,000
Apartment buildings
7920 Fair Oaks Blvd Carmichael, CA 95608-6735
Individually Owned
19-yr Hold
Absentee Owner
Property ID
US10-1943725
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1990
Construction
WOOD
Total area
37,704 SF
Lot
2.35 ac (102,366 SF)
Zoning code
BP
APN
260-0310-029-0000
UPID
US10-1943725
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 Oaks Apartments Apartment Building
-
Eric Lee Realtor Group - Sacramento Real Estate Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.75M
Comparable Approach
Comparable
$3.60M
Blend (final)
Blend
$5.66M
Owner & transaction history
James C Klein · 19 yrs held
James C Klein
since 2006
7 recorded transactions
Zoning & alternative use
BP · Carmichael, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Carmichael submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Carmichael 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%
$8,390,000
6.5%
$7,745,000
7%
$7,190,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$8,805,000
Change: -9% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$7,865,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$5.66M
Range $5.09M – $6.23M · ±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
$150 / 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
$63,437
Tax year 2024
Assessed value
$5,095,586
Assessed 2024
Previous assessed
$5,095,586
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$721,485
Assessed improvement
$4,374,101
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 (5+ UNITS)
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
48
Rooms
11
Bathrooms
3
Total area
37,704 SF
Lot
2.35 ac (102,366 SF)
Zoning code
BP
APN
260-0310-029-0000
UPID
US10-1943725
Jurisdiction
SACRAMENTO
Zoning & alternative use
BP · Carmichael, CA
Zoning BP · permitted uses
BP · Carmichael, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Carmichael. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$8.8M
INDUSTRIAL (GENERAL)
Est. value
$7.9M
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1990
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
48
Rooms
11
Bathrooms
3
Lot
2.35 ac
Current owner
From public records · entity-resolved
James C Klein
Individual
Mailing address
74 FAIRWAY DR, SAN RAFAEL, CA 94901-2314
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2006
—
James C Klein
James Klein
Intrafamily Transfer
related
$2,425,000 · Washington Mutual Bank
Jan 31, 2003
—
James C Klein
Web Service Com
Quit Claim Deed
related
$2,205,000 · Southern Pacific Bank
Dec 30, 1999
—
James C Klein
Web Service Co
Quit Claim Deed
related
$1,964,000 · Financial Inst Partners Mtg
Apr 24, 1990
—
Equity Preservat
Carmichael Inv
Trustees Deed
related
—
Apr 24, 1990
$2,825,000
Marin County Exc
Equity Preservat
Trustees Deed
related
—
Feb 9, 1989
$302,000
Shera Reza
Miller Charles J
Grant Deed
—
Oct 25, 1988
—
Shera Reza
Shera Cathleen K
Quit Claim Deed
related
$1,800,000 · Fremont Bank
—
—
James C Klein
—
Deed Of Trust
related
$213,379 · Meck Capital LLC
—
—
Klein James C
—
Deed Of Trust
related
$2,160,000 · Home Savings Of America
—
—
James C Klein
—
Deed Of Trust
related
$550,000 · Meck Capital LLC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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