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Property profile & analytics
OFF-MARKET
Estimated value
$4,100,000
Apartment buildings
8327 Fair Oaks Blvd Carmichael, CA 95608-1965
Entity Owned
7-yr Hold
Absentee Owner
Property ID
US09-2499944
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
22,200 SF
Lot
0.84 ac (36,590 SF)
Zoning code
RD-40
APN
245-0251-008-0000
UPID
US09-2499944
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
-
Hillcrest Apartments Apartment Building
-
Victor Iasnitchi (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.56M
Comparable Approach
Comparable
$2.86M
Blend (final)
Blend
$4.10M
Owner & transaction history
Courtside Partners LLC · 7 yrs held
Courtside Partners LLC
since 2018
7 recorded transactions
Zoning & alternative use
RD-40 · Carmichael, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.9M
+3.4%
Medical building
$5.8M
+0.9%
Auto repair, garage
$5.7M
+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%
$4,940,000
6.5%
$4,560,000
7%
$4,235,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,725,000
Current use
OFFICE BUILDING
$5,920,000
Change: +3% · Conversion: Moderate
MEDICAL BUILDING
$5,780,000
Change: +1% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,730,000
Change: +0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,185,000
Change: -9% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$4,630,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$4.10M
Range $3.69M – $4.51M · ±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
$185 / 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
$48,840
Tax year 2024
Assessed value
$4,046,487
Assessed 2024
Previous assessed
$4,046,487
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$765,550
Assessed improvement
$3,280,937
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
1963
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
77
Total area
22,200 SF
Lot
0.84 ac (36,590 SF)
Zoning code
RD-40
APN
245-0251-008-0000
UPID
US09-2499944
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
$5.7M
OFFICE BUILDING
Est. value
$5.9M
MEDICAL BUILDING
Est. value
$5.8M
AUTO REPAIR, GARAGE
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$5.2M
INDUSTRIAL (GENERAL)
Est. value
$4.6M
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
1963
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
77
Lot
0.84 ac
Current owner
From public records · entity-resolved
Courtside Partners LLC
Entity
Mailing address
3405 KENYON ST STE #411, SAN DIEGO, CA 92110-5007
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 2021
—
Leonard J Ramos
—
Deed
related
$7,150,000 · Pacific Premier Bank
Jul 10, 2019
—
Courtside Partners LLC
—
Grant Deed
related
$6,900,000 · Opus Bk
Nov 5, 2018
—
Courtside Partners LLC
—
Loan Modification
related
$5,900,000 · Western Adventist Foundation
Oct 23, 2018
$9,500,000
Courtside Partners LLC
Smith Michael W Trust
Grant Deed
$1,000,000 · 29sc Loan Fund 1 LP
Mar 15, 2018
—
Smith,michael W Trust
—
Grant Deed
related
$5,000,000 · Luther Burbank Svgs
Aug 31, 2017
$7,300,000
Smith,michael W Trust
Hillcrest Apartments LLC
Trustees Deed
$5,000,000 · Luther Burbank Svgs
Feb 17, 2017
—
Hillcrest Apartments LLC
—
Grant Deed
related
$1,300,000 · Bank Of The West
Aug 26, 2016
—
Hillcrest Apartments LLC
Fairview Apartments LLC
Grant Deed
$2,500,000 · Bank Of The West
Aug 19, 2015
—
Fairview Apartments LLC
Romeo,thomas A
Grant Deed
—
May 3, 2012
$3,150,000
Thomas A Romeo
Durkin,andrew P & Alice P
Grant Deed
—
May 3, 2012
—
Thomas A Romeo
Lisa Michelle Romeo
Intrafamily Transfer
related
$2,159,500 · Jpmorgan Chase Bank NA
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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