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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Apartment buildings
8280 Steelhead Ave Kings Beach, CA 96143
Individually Owned
5-yr Hold
Absentee Owner
Property ID
US09-9268224
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1957
Construction
TILT-UP CONCRETE
Total area
3,490 SF
Lot
0.22 ac (9,583 SF)
Zoning code
HDR 5
APN
090-063-010-000
UPID
US09-9268224
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$780k
CAP Approach
CAP
$825k
Comparable Approach
Comparable
$602k
Blend (final)
Blend
$825k
Owner & transaction history
James J Martin · 5 yrs held
James J Martin
since 2021
Last sale
$995,000
7 recorded transactions
Zoning & alternative use
HDR 5 · Kings Beach, 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 Kings Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kings Beach 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
$750,000
ML approach
$780,000
CAP Approach
CAP Return
Estimation
6%
$895,000
6.5%
$825,000
7%
$770,000
Blend value · Realmo final
$825k
Range $743k – $908k · ±10% · vs last sale $995k (Jan 22 2021)
Last sale anchor
$995k
Jan 22 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
$236 / 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
$15,205
Tax year 2024
Assessed value
$1,081,168
Assessed 2024
Previous assessed
$1,081,168
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$238,771
Assessed improvement
$842,397
Applied tax rate
91.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1957
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Units
6
Bathrooms
6
Total area
3,490 SF
Lot
0.22 ac (9,583 SF)
Zoning code
HDR 5
APN
090-063-010-000
UPID
US09-9268224
Jurisdiction
PLACER
Zoning & alternative use
HDR 5 · Kings Beach, CA
Zoning HDR 5 · permitted uses
HDR 5 · Kings Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Kings Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1957
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Units
6
Bathrooms
6
Lot
0.22 ac
Current owner
From public records · entity-resolved
James J Martin
Individual
Mailing address
718 AVALON WAY, LIVERMORE, CA 94550-5821
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2021
$995,000
James J Martin
Freel Peak LLC
Grant Deed
$660,000 · Heritage Bank Of Commerce
Jul 18, 2018
—
Freel Peak LLC
Otoole P J 2008 Trust
Grant Deed
—
Mar 26, 2018
—
Freel Peak LLC
Otoole P J 2008 Trust
Quit Claim Deed
related
—
Dec 1, 2017
$807,000
Otoole 2008 P Trust
Gardiner,james P
Grant Deed
—
Dec 1, 2017
—
Lames P Gardiner
Gardiner,maria
Quit Claim Deed
related
—
Apr 30, 2004
$425,000
James P Gardiner
Wallace,tr
Grant Deed
$320,000 · Wallace Trust
Jul 19, 1991
$218,000
Edward F Wallace
Moustirats,charl
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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