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Property profile & analytics
OFF-MARKET
Estimated value
$10,215,000
Apartment buildings
8200 Fair Oaks Blvd Carmichael, CA 95608-2443
Entity Owned
7-yr Hold
Absentee Owner
Property ID
US09-2687690
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1972
Construction
WOOD
Total area
63,522 SF
Lot
2.96 ac (128,937 SF)
Zoning code
RD-40
APN
260-0031-025-0000
UPID
US09-2687690
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
-
Magnolia Place Apartments Apartment Complex Apartment Building
-
Blue Shore Apparel Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$13.05M
Comparable Approach
Comparable
$7.02M
Blend (final)
Blend
$10.22M
Owner & transaction history
Gretta Ventures LP · 7 yrs held
Gretta Ventures LP
since 2019
7 recorded transactions
Zoning & alternative use
RD-40 · Carmichael, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$16.9M
+3.4%
Medical building
$16.5M
+0.9%
Auto repair, garage
$16.4M
+0.1%
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%
$14,130,000
6.5%
$13,045,000
7%
$12,115,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$16,385,000
Current use
OFFICE BUILDING
$16,945,000
Change: +3% · Conversion: Moderate
MEDICAL BUILDING
$16,540,000
Change: +1% · Conversion: Moderate
AUTO REPAIR, GARAGE
$16,400,000
Change: +0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$14,840,000
Change: -9% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$13,255,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$10.22M
Range $9.19M – $11.24M · ±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
$161 / 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
$120,065
Tax year 2024
Assessed value
$9,944,626
Assessed 2024
Previous assessed
$9,944,626
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$2,048,091
Assessed improvement
$7,896,535
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
1972
Construction
WOOD
Heating
NONE
Buildings
2
Units
88
Total area
63,522 SF
Lot
2.96 ac (128,937 SF)
Zoning code
RD-40
APN
260-0031-025-0000
UPID
US09-2687690
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-40 · Carmichael, CA
Zoning RD-40 · permitted uses
RD-40 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$16.4M
OFFICE BUILDING
Est. value
$16.9M
MEDICAL BUILDING
Est. value
$16.5M
AUTO REPAIR, GARAGE
Est. value
$16.4M
COMMERCIAL (GENERAL)
Est. value
$14.8M
INDUSTRIAL (GENERAL)
Est. value
$13.3M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1972
Construction
WOOD
Heating
NONE
Buildings
2
Units
88
Lot
2.96 ac
Current owner
From public records · entity-resolved
Gretta Ventures LP
Entity
Mailing address
1508 17TH ST, SANTA MONICA, CA 90404-3402
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2021
—
Gretta Ventures LP
—
Deed
related
$10,086,000 · Jll R/e Cap LLC
Jul 10, 2019
—
Gretta Ventures LP
Gretta Ventures LP
Quit Claim Deed
related
$8,670,000 · Banner Bk
Jul 5, 2017
$8,740,000
Gretta Ventures LLC
Wez Investments LLC
Grant Deed
—
May 30, 2017
$8,740,000
Gretta Ventures LLC
Wez Investments LLC
Grant Deed
$6,450,000
Aug 31, 2015
$6,438,000
Wez Investments LLC
Lau Family Partners LLP
Grant Deed
$4,821,000 · Red Mtg Cap
Mar 11, 2009
—
Lau Family Partners
Lau Trust
Quit Claim Deed
$2,773,996 · Bank Of The West
Dec 16, 2008
$5,050,000
Lau Trust
Lipson,margaret L
Grant Deed
—
Dec 16, 2008
—
Margaret L Lipson
Lipson,michael E
Quit Claim Deed
related
—
May 12, 1989
$773,500
Lipson Margaret
Ehrnest E Ballag
Trustees Deed
related
—
—
—
Margaret L Lipson
—
Deed Of Trust
related
$2,114,595 · Imperial Thrift & Loan
—
—
Gretta Ventures LP
—
Deed Of Trust
related
$10,086,000 · Jll R/e Cap LLC
—
—
Magaret L Lipson
—
Deed Of Trust
related
$2,100,000 · Home Savings Of America
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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