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Property profile & analytics
OFF-MARKET
Estimated value
$2,205,000
Distribution centers
8115 Elder Crk Rd Sacramento, CA 95824-2370
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-1927012
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1977
Construction
TILT-UP CONCRETE
Total area
16,000 SF
Lot
1.32 ac (57,499 SF)
Zoning code
M-1S
APN
038-0290-023-0000
UPID
US09-1927012
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
-
Housing Options Made Easy for Elders Nursing Home Retirement Community
-
Compassionate Center Inc. Charitable Organization Social Service Agency
-
Rico's body shop Auto Repair Shop
-
Salazar Tires Auto Parts Store Discount Store
-
Winning Souls Ministries~Manumaloina Agaga Church Mosque
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.89M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.21M
Owner & transaction history
Vhz Investments LLC · 1 yrs held
Vhz Investments LLC
since 2025
Last sale
$2.4M
3 recorded transactions
Zoning & alternative use
M-1S · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$3.5M
+57.5%
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
INDUSTRIAL (GENERAL)
$3,510,000
Change: +58% · Conversion: Easy
Blend value · Realmo final
$2.21M
Range $1.98M – $2.43M · ±10% · vs last sale $2.40M (Apr 1 2025)
Last sale anchor
$2.40M
Apr 1 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
$138 / 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
$24,670
Tax year 2024
Assessed value
$2,018,584
Assessed 2024
Previous assessed
$2,018,584
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$478,584
Assessed improvement
$1,540,000
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
16,000 SF
Lot
1.32 ac (57,499 SF)
Zoning code
M-1S
APN
038-0290-023-0000
UPID
US09-1927012
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
INDUSTRIAL (GENERAL)
Est. value
$3.5M
WAREHOUSE, STORAGE Current
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
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
1.32 ac
Current owner
From public records · entity-resolved
Vhz Investments LLC
Entity
Mailing address
PO BOX 493324, REDDING, CA 96049-3324
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2025
$2,400,000
Vhz Investments LLC
Elder Creek Enterprise LLC
Grant Deed
$1,650,000 · Velocity Commercial Capital LLC
Jun 22, 2022
—
Elder Creek Enterprise LLC
—
Deed
related
$950,000 · Cornerstone Community Bank
Sep 16, 2021
—
Strart R Pollack
Hph LLC
Grant Deed
—
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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