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Property profile & analytics
OFF-MARKET
Estimated value
$1,340,000
Bed & breakfasts
8201 Freeport Blvd Sacramento, CA 95832-9709
Trust Owned
~
Est. High Equity
Property ID
US10-1987771
Property profile
Verified
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Year built
1990
Construction
WOOD
Total area
7,563 SF
Lot
0.97 ac (42,253 SF)
Zoning code
C-O (NPA)
APN
119-0050-016-0000
UPID
US10-1987771
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
-
Freeport Wine Country Inn Hotel & Motel
-
ATM Atm
-
A cute little room Bed & Breakfast Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.34M
CAP Approach
CAP
$1.67M
Comparable Approach
Comparable
$1.82M
Blend (final)
Blend
$1.34M
Owner & transaction history
Carvalho Revocable Living Trust
Carvalho Revocable Living Trust
since 2025
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
C-O (NPA) · 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
$1,390,000
ML approach
$1,335,000
CAP Approach
CAP Return
Estimation
6%
$1,810,000
6.5%
$1,670,000
7%
$1,550,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$2,000,000
Current use
AUTO REPAIR, GARAGE
$1,935,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$1,925,000
Change: -4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,790,000
Change: -11% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,660,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.34M
Range $1.21M – $1.47M · ±10% · vs last sale $1.32M (Dec 4 2023)
Last sale anchor
$1.32M
Dec 4 2023
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
$177 / 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
$16,007
Tax year 2024
Assessed value
$1,317,000
Assessed 2024
Previous assessed
$1,317,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$380,000
Assessed improvement
$937,000
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
Bed & breakfasts
Use group
BED & BREAKFAST
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
7,563 SF
Lot
0.97 ac (42,253 SF)
Zoning code
C-O (NPA)
APN
119-0050-016-0000
UPID
US10-1987771
Jurisdiction
SACRAMENTO
Zoning & alternative use
C-O (NPA) · Sacramento, CA
Zoning C-O (NPA) · permitted uses
C-O (NPA) · 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
HOTEL/MOTEL Current
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.8M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
HOTEL/MOTEL Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1990
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
0.97 ac
Current owner
From public records · entity-resolved
Carvalho Revocable Living Trust
Trust
Mailing address
PO BOX 297, CLARKSBURG, CA 95612-0297
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
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2025
—
Carvalho Revocable Living Trust
John M Carvalho JR
Deed
related
—
Dec 4, 2023
$1,317,000
John M Carvalho JR
Gerald S Solender
Grant Deed
$658,500 · Velocity Commercial Capital LLC
Dec 4, 2023
—
Carvaiho Family Winery LLC
John M Carvaiho JR
Lease
$474,000 · The Mortgage Capital Development Corp
Jan 15, 2020
—
Benning Mgmt Grp INC 401k Psp
—
Deed
related
$10,306 · Sacramento Area Sewer District
Jul 21, 2015
$50,000
Benning Management Group INC
Sherman A I & R Trust
Grant Deed
—
Jun 2, 2015
—
Jay J Levine
Levine Thomas L
Affidavit Of Death
related
—
Jul 23, 2014
—
Thomas L Levine
Levine Family Trust
Quit Claim Deed
related
—
Mar 17, 2014
—
Levine Family Trust
Levine,thomas L
Quit Claim Deed
related
—
Sep 16, 2010
$100,000
Sherman Alan I & R Trust
Del Toro Loan Servicing
Trustees Deed
related
—
Jun 25, 2002
—
Anna M Chavez
Sturgeon,anna C
Grant Deed
$325,000 · Interbay Funding LLC
Aug 18, 1994
$475,000
Richard L Sturgeon
Chrysler First B
Grant Deed
—
Nov 20, 1992
$971,912
First Business Credit Chrysler
Lucky 4 Country
Trustees Deed
related
—
Aug 17, 1989
—
Lucky 4 Country
—
Grant Deed
related
$645,955 · Placer Bank
Nov 29, 1988
—
Lucky 4 Country
Thomas Alice
Grant Deed
related
—
Jun 24, 1988
$200,000
Alice&alb Thomas
Macmi
Grant Deed
$120,000 · Individual
—
—
Lucky 4 Country
—
Deed Of Trust
related
$700,000 · Chrsyler First B
—
—
Benning Mgmt Grp INC 401k Psp
—
Deed Of Trust
related
$10,306 · Sacramento Area Sewer District
—
—
Anna M Chavez
—
Deed Of Trust
related
$540,000 · Interbay Funding LLC
—
—
Anna M Chavez
—
Deed Of Trust
related
$200,000 · Sherman Alan I & R Trust
—
—
Anna M Chavez
—
Deed Of Trust
related
$60,000 · Daniel & Christine L Deri
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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