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Property profile & analytics
OFF-MARKET
Estimated value
$4,230,000
Retail space
8280 Elk Grv Blvd 100 Elk Grove, CA 95758-9513
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3819669
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2014
Construction
TILT-UP CONCRETE
Total area
13,387 SF
Lot
2.21 ac (96,267 SF)
Zoning code
SC
APN
132-2130-004-0000
UPID
US09-3819669
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
-
Evergreen Springs by Wedgewood Weddings Wedding Service
-
Raw Sushi Bar lounge Restaurant
-
Rychards Laguna Moving Supply Moving Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.45M
Blend (final)
Blend
$4.23M
Owner & transaction history
Alex Win Investments LLC · 4 yrs held
Alex Win Investments LLC
since 2021
Last sale
$4.3M
7 recorded transactions
Zoning & alternative use
SC · Elk Grove, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.3M
+149.4%
Office building
$4.5M
+79.9%
Apartment house (5+ units)
$3.8M
+51.9%
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 Elk Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Elk Grove 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
$4,130,000
ML approach
$4,195,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$6,295,000
Change: +149% · Conversion: Easy
OFFICE BUILDING
$4,540,000
Change: +80% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,835,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$3,485,000
Change: +38% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,455,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,125,000
Change: +24% · Conversion: Easy
Blend value · Realmo final
$4.23M
Range $3.81M – $4.65M · ±10% · vs last sale $4.30M (Sep 17 2021)
Last sale anchor
$4.30M
Sep 17 2021
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
$316 / 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
$76,794
Tax year 2024
Assessed value
$4,773,720
Assessed 2024
Previous assessed
$4,773,720
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$1,352,520
Assessed improvement
$3,421,200
Applied tax rate
7.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2014
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
13,387 SF
Lot
2.21 ac (96,267 SF)
Zoning code
SC
APN
132-2130-004-0000
UPID
US09-3819669
Jurisdiction
SACRAMENTO
Zoning & alternative use
SC · Elk Grove, CA
Zoning SC · permitted uses
SC · Elk Grove, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Elk Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$6.3M
OFFICE BUILDING
Est. value
$4.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.8M
MEDICAL BUILDING
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$3.1M
RESTAURANT
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2014
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
2.21 ac
Current owner
From public records · entity-resolved
Alex Win Investments LLC
Entity
Mailing address
1660 PORTELLO WAY, LINCOLN, CA 95648-8910
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2024
—
Alex Win Investments LLC
—
Deed
related
$1,750,000 · Bank Of Marin
Sep 17, 2021
$4,300,000
Alex Win Investments LLC
Tower Elk Grove LLC
Grant Deed
$1,935,000 · Vantex Mortgage Fund LLC
Jun 5, 2019
—
Tower Elk Grove LLC
—
Deed
related
$5,500,000 · Miscellaneous Ins Co
Mar 1, 2019
$7,000,000
Tower Elk Grove LLC
Elk Grove 8280-90 Owner LLC
Grant Deed
related
$4,050,000 · Iborrow Reit LP
Dec 20, 2018
$6,193,446
Elk Grove 8280-90 Owner LLC
Fidelity National Title C|efalls Prop Elk Grove Ca
Trustees Deed
—
May 30, 2018
—
Falls At Elk Grove LLC
Efalls Proerties Elk Grove Ca
Quit Claim Deed
related
—
Feb 6, 2018
—
Efalls Props Elk Grove Ca LLC
—
Deed
related
—
Jul 28, 2017
—
Efalls Props Elk Grove Ca LLC
—
Grant Deed
related
$7,819,230 · Falls Event Center LLC
Jul 7, 2014
—
Properties Elk Grove Ca Efalls
—
Trustees Deed
related
$6,175,000 · Eagle Group Fin LP
Jun 29, 2012
$900,000
Efalls Props Elk Grove Ca LLC
Conner,curtis L
Grant Deed
$495,000 · Sbjttm Properties LLC
—
—
Efalls Elk Grove Prop Ca LLC
—
Deed Of Trust
related
$4,000,000 · Falls Event Center LLC
—
—
Tower Elk Grove LLC
—
Deed Of Trust
related
$5,500,000 · Miscellaneous Ins Co
—
—
Efalls Props Elk Grove Ca LLC
—
Deed Of Trust
related
$575,000 · Greenhalgh & Associates INC
—
—
Efalls Props Elk Grove Ca LLC
—
Deed Of Trust
related
$1,050,000 · Martin Family Trust (pt)
—
—
Efalls Props Elk Grove Ca LLC
—
Deed Of Trust
related
—
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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