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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Office buildings
8029 Freeport Blvd Sacramento, CA 95832-9702
Trust Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3003385
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1922
Construction
WOOD
Total area
2,869 SF
Lot
0.55 ac (23,760 SF)
Zoning code
LC (NPA) R
APN
119-0030-013-0000
UPID
US10-3003385
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$640k
Comparable Approach
Comparable
$417k
Blend (final)
Blend
$540k
Owner & transaction history
Pacheco,charles A Trust · 12 yrs held
Pacheco,charles A Trust
since 2014
5 recorded transactions
Zoning & alternative use
LC (NPA) R · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$900,000
+70.5%
Auto repair, garage
$735,000
+39.1%
Medical building
$730,000
+38.4%
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%
$695,000
6.5%
$640,000
7%
$595,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$530,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$900,000
Change: +71% · Conversion: Difficult
AUTO REPAIR, GARAGE
$735,000
Change: +39% · Conversion: Difficult
MEDICAL BUILDING
$730,000
Change: +38% · Conversion: Easy
COMMERCIAL (GENERAL)
$680,000
Change: +29% · Conversion: Easy
RETAIL STORES
$540,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$188 / 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
$9,142
Tax year 2024
Assessed value
$751,605
Assessed 2024
Previous assessed
$751,605
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$485,128
Assessed improvement
$266,477
Applied tax rate
53.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1922
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Rooms
4
Bathrooms
1
Total area
2,869 SF
Lot
0.55 ac (23,760 SF)
Zoning code
LC (NPA) R
APN
119-0030-013-0000
UPID
US10-3003385
Jurisdiction
SACRAMENTO
Zoning & alternative use
LC (NPA) R · Sacramento, CA
Zoning LC (NPA) R · permitted uses
LC (NPA) 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
OFFICE BUILDING Current
Est. value
$530,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$900,000
AUTO REPAIR, GARAGE
Est. value
$735,000
MEDICAL BUILDING
Est. value
$730,000
COMMERCIAL (GENERAL)
Est. value
$680,000
RETAIL STORES
Est. value
$540,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
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
1922
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Rooms
4
Bathrooms
1
Lot
0.55 ac
Current owner
From public records · entity-resolved
Pacheco,charles A Trust
Trust
Mailing address
8031 FREEPORT BLVD, SACRAMENTO, CA 95832-9702
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 26, 2014
—
Pacheco,charles A Trust
Pacheco,charles A
Quit Claim Deed
related
—
Apr 12, 2005
$550,000
Charles A Pacheco
Carr,susan J
Grant Deed
—
Oct 10, 2000
$162,000
Susan J Carr
Alexander Trust
Grant Deed
$129,600 · Cendant Mortgage Corp
—
—
Charles A Pacheco
—
Deed Of Trust
related
$412,500 · Bank Of The West
—
—
Susan J Carr
—
Deed Of Trust
related
$50,000 · Humboldt 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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