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Property profile & analytics
OFF-MARKET
Estimated value
$1,065,000
Office buildings
8261 Greenback Ln Fair Oaks, CA 95628-2533
Trust Owned
12-yr Hold
~
Est. High Equity
Property ID
US09-3691244
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2007
Construction
WOOD
Total area
3,492 SF
Lot
0.57 ac (24,952 SF)
Zoning code
BP RD-7
APN
261-0680-023-0000
UPID
US09-3691244
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
-
Family Heritage Group Consultant
-
Pugno Trust & Estates Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$895k
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$1.07M
Owner & transaction history
Pugno Family Trust · 12 yrs held
Pugno Family Trust
since 2014
6 recorded transactions
Zoning & alternative use
BP RD-7 · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$910,000
+0.5%
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 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$970,000
6.5%
$895,000
7%
$830,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$905,000
Current use
MEDICAL BUILDING
$910,000
Change: +1% · Conversion: Easy
AUTO REPAIR, GARAGE
$900,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$815,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$1.07M
Range $959k – $1.17M · ±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
$305 / 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
$8,801
Tax year 2024
Assessed value
$724,091
Assessed 2024
Previous assessed
$724,091
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$180,269
Assessed improvement
$543,822
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2007
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
3,492 SF
Lot
0.57 ac (24,952 SF)
Zoning code
BP RD-7
APN
261-0680-023-0000
UPID
US09-3691244
Jurisdiction
SACRAMENTO
Zoning & alternative use
BP RD-7 · Fair Oaks, CAZoning BP RD-7 · permitted uses
BP RD-7 · Fair Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$905,000
MEDICAL BUILDING
Est. value
$910,000
AUTO REPAIR, GARAGE
Est. value
$900,000
COMMERCIAL (GENERAL)
Est. value
$815,000
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (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
2007
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
0.57 ac
Current owner
From public records · entity-resolved
Pugno Family Trust
Trust
Mailing address
PO BOX 1993, FAIR OAKS, CA 95628-1993
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2019
—
Pugno Family Trust
—
Deed
related
$405,000 · Tri Counties Bank
Jul 29, 2019
—
Pugno Family Trust
—
Deed
related
$405,000 · Tri Counties Bank
Jun 30, 2014
$602,500
Pugno Family Trust
Kierrachelle LLC
Grant Deed
$250,000 · Tri Counties Bank
Jun 5, 2006
—
Kierrachele LLC
Higgins,ronald L
Grant Deed
—
—
—
Pugno Family Trust
—
Loan Modification
related
$405,000 · Tri Counties Bank
—
—
Pugno Family Trust
—
Loan Modification
related
$405,000 · Tri Counties 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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