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Property profile & analytics
OFF-MARKET
Retail space
8030 Sacramento St Fair Oaks, CA 95628-7527
Trust Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-5586101
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1947
Construction
TILT-UP CONCRETE
Total area
4,542 SF
Lot
0.18 ac (8,000 SF)
Zoning code
SPA
APN
244-0172-004-0000
UPID
US09-5586101
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
-
Erica Baldwin Photography Photography Service (Bike/Boat/Book/etc) Store
-
tanglewood studios Recording Studio
-
Kawaakari Dojo Association / Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Winters,eric D 2026 Trust · 5 yrs held
Winters,eric D 2026 Trust
since 2021
Last sale
$484,500
7 recorded transactions
Zoning & alternative use
SPA · Fair Oaks, 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 Fair Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fair Oaks 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$6,327
Tax year 2024
Assessed value
$514,048
Assessed 2024
Previous assessed
$514,048
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$143,263
Assessed improvement
$370,785
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
4,542 SF
Lot
0.18 ac (8,000 SF)
Zoning code
SPA
APN
244-0172-004-0000
UPID
US09-5586101
Jurisdiction
SACRAMENTO
Zoning & alternative use
SPA · Fair Oaks, CAZoning SPA · permitted uses
SPA · Fair Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
Winters,eric D 2026 Trust
Trust
Mailing address
8030 SACRAMENTO ST, FAIR OAKS, CA 95628-7527
Mailing matches property
Yes
Owner-occupied
Yes
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2021
$484,500
Winters,eric D 2026 Trust
Pierre Deyo
Grant Deed
—
May 23, 2017
$380,000
Pierre Deyo
Swystun,eugene
Grant Deed
$295,000 · Eugene Swystun
May 28, 2014
—
Robbins,m W & Frank C J Trust
Robbins,mark W
Quit Claim Deed
related
—
May 15, 2014
—
Mark W Robbins
Robbins,barry A & Evan A
Quit Claim Deed
related
—
May 5, 2014
—
Barry A Robbins
Robbins Trust
Quit Claim Deed
related
—
Feb 11, 2009
$620,191
Eugene Swystun
Foreclosure Co
Trustees Deed
related
—
Feb 1, 2007
—
Peter Arno
—
Trustees Deed
related
$98,000 · Souza Marguerite A Trust
Mar 9, 2006
—
Peter Arno
Arno,peter
Quit Claim Deed
related
$115,000 · Felix Liliane G Trust
Nov 30, 2001
—
Peter Arno
Arno,julianne
Quit Claim Deed
related
—
Nov 30, 2001
$155,000
Peter Arno
Hess,shirley L
Grant Deed
$170,000 · Red Shield Servicing INC
Oct 26, 1999
$31,972
Shirley L Hess
Pratt,roger W
Grant Deed
—
Oct 7, 1996
$60,000
Shirley L Hess
Hess,shirley L
Grant Deed
related
$20,000 · Individual
Apr 16, 1996
$120,000
Shirley L Hess
Mayer,patricia E
Grant Deed
$96,000 · Seller
—
—
Peter Arno
—
Deed Of Trust
related
$371,000 · Leever Trust
—
—
Peter Arno
—
Deed Of Trust
related
$32,500 · Wolfgans Spiegelstein
—
—
Shirley Hess
—
Deed Of Trust
related
$35,000 · Gail
—
—
Peter Arno
—
Deed Of Trust
related
$35,000 · Begemann Cynthia L (te)
—
—
Peter Arno
—
Deed Of Trust
related
$560,000 · Eugene Swystun
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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