New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,640,000
Retail space
8425 Sierra College Blvd, Granite Bay, CA 95661-9423
Trust Owned
5-yr Hold
Free & Clear
Property ID
US09-9136429
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Construction
WOOD
Total area
5,757 SF
Lot
0.81 ac (35,402 SF)
APN
048-030-081-000
UPID
US09-9136429
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
$1.70M
CAP Approach
CAP
$1.38M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.64M
Owner & transaction history
Houghtby Trust · 5 yrs held
Houghtby Trust
since 2020
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+102.6%
Auto repair, garage
$1.7M
+23.4%
Commercial (general)
$1.5M
+12.4%
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 Granite Bay submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Granite Bay 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
$1,610,000
ML approach
$1,695,000
CAP Approach
CAP Return
Estimation
6%
$1,490,000
6.5%
$1,375,000
7%
$1,275,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,345,000
Current use
RESTAURANT
$2,720,000
Change: +103% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,655,000
Change: +23% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,510,000
Change: +12% · Conversion: Easy
MEDICAL BUILDING
$1,370,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.64M
Range $1.48M – $1.80M · ±10% · vs last sale $1.76M (Dec 8 2020)
Last sale anchor
$1.76M
Dec 8 2020
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
$285 / 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
$15,202
Tax year 2024
Assessed value
$867,884
Assessed 2024
Previous assessed
$867,884
+0.0% YoY
Effective rate
1.75%
On assessed value
Assessed land
$344,794
Assessed improvement
$523,090
Applied tax rate
69.0000
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
2007
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Total area
5,757 SF
Lot
0.81 ac (35,402 SF)
APN
048-030-081-000
UPID
US09-9136429
Jurisdiction
PLACER
Zoning & alternative use
Zoning · permitted uses
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
RETAIL STORES Current
Est. value
$1.3M
RESTAURANT
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
CENTRAL
Cooling
Yes
Lot
0.81 ac
Current owner
From public records · entity-resolved
Houghtby Trust
Trust
Free & Clear · 5 yrs held
Mailing address
5988 ALTA LOMA CT, GRANITE BAY, CA 95746-5862
Ownership since
2020
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
Nov 14, 2023
—
Heather M Houghtby
—
Deed
related
$1,500,000 · Five Star Bank
Dec 8, 2020
—
Houghtby Trust
Heather M Houghtby
Quit Claim Deed
related
—
Oct 17, 2019
—
Heather M Houghtby
Larry K Houghtby
Quit Claim Deed
related
—
Mar 26, 2012
$1,760,000
Larry K Houghtby
Vfc Properties 6 LLC
Special Warranty Deed
$1,520,000 · Jpmorgan Chase Bank NA
Jun 29, 2011
$1,800,000
Vfc Properties 6 LLC
Fidelity Natl Title Co
Trustees Deed
related
—
Oct 22, 2004
$300,000
Michael C Dimeo
Dimeo,michael C & Kristyne R
Grant Deed
related
$3,400,000 · Umpqua Bank
—
—
Vfc Properties 6 LLC
—
Deed Of Trust
related
$1,728,962 · Vfc Partners 6 LLC
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 8425 Sierra College Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
