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Property profile & analytics
OFF-MARKET
Estimated value
$2,030,000
Warehouses
8101 Elder Crk Rd Ste K Sacramento, CA 95824-2332
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0996367
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1979
Construction
TILT-UP CONCRETE
Total area
16,000 SF
Lot
1.37 ac (59,677 SF)
Zoning code
M-1S
APN
038-0290-021-0000
UPID
US09-0996367
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
-
Studio C Muzic Recording Studio
-
Lateral Cleaning Specialists Plumbing Plumbing Service General Contractor
-
TAEZA'S BOTTOM LINE BBQ LLC Restaurant
-
Hamilton Embroidery Production Facility Textile Manufacturer
-
SmogTech Sustainability Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.89M
Comparable Approach
Comparable
$1.83M
Blend (final)
Blend
$2.03M
Owner & transaction history
Vhz Investments LLC · 1 yrs held
Vhz Investments LLC
since 2025
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
M-1S · Sacramento, 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 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%
$2,050,000
6.5%
$1,890,000
7%
$1,755,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,225,000
Current use
Blend value · Realmo final
$2.03M
Range $1.83M – $2.23M · ±10% · vs last sale $2.20M (Jan 15 2025)
Last sale anchor
$2.20M
Jan 15 2025
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
$127 / 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
$12,699
Tax year 2024
Assessed value
$977,609
Assessed 2024
Previous assessed
$977,609
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$260,690
Assessed improvement
$716,919
Applied tax rate
3.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
16,000 SF
Lot
1.37 ac (59,677 SF)
Zoning code
M-1S
APN
038-0290-021-0000
UPID
US09-0996367
Jurisdiction
SACRAMENTO
Zoning & alternative use
M-1S · Sacramento, CA
Zoning M-1S · permitted uses
M-1S · 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
WAREHOUSE, STORAGE Current
Est. value
$2.2M
WAREHOUSE, STORAGE Current
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
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
1.37 ac
Current owner
From public records · entity-resolved
Vhz Investments LLC
Entity
Mailing address
132 OAK CYN WAYK, FOLSOM, CA 95630-1850
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Apr 15, 2025
$2,200,000
Vhz Investments LLC
John Russell Haynes
Grant Deed
$1,650,000 · Velocity Commercial Capital LLC
Dec 2, 2021
—
John Russell Haynes
John Russell Haynes
Intrafamily Transfer
related
$250,001 · Umpqua Bank
Aug 11, 2016
—
John B Haynes
—
Deed
related
$230,000 · Umpqua Bank
Dec 23, 2002
—
Haynes,tr
Haynes,j
Quit Claim Deed
related
—
Dec 28, 2001
$675,000
John B Haynes
Snyder Trust
Grant Deed
$450,000 · Sonoma National Bank
Jul 21, 1998
—
Hart Trust
Hart,ted T & Dixie Z
Quit Claim Deed
related
—
—
—
Snyder Trust
—
Deed Of Trust
related
$60,000 · Beamish Trust
—
—
Snyder Trust
—
Deed Of Trust
related
$348,000 · Sierrawest 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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