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Property profile & analytics
OFF-MARKET
Estimated value
$9,375,000
Strip malls
8525 Madison Ave Fair Oaks, CA 95628-3854
Individually Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1243982
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1987
Construction
WOOD
Total area
50,662 SF
Lot
4.36 ac (189,921 SF)
Zoning code
SC
APN
253-0281-010-0000
UPID
US09-1243982
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
-
Fidelity National Title - Commercial Dept. Title Company
-
Kaia FIT Fair Oaks Gym & Fitness Center
-
Nan Danford Properties Real Estate Agency
-
SYNERGY Real Estate Partners Real Estate Agency
-
Better Homes And Gardens Real Estate Reliance Partners Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.92M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.38M
Owner & transaction history
Ethan Conrad · 7 yrs held
Ethan Conrad
since 2019
7 recorded transactions
Zoning & alternative use
SC · Fair Oaks, 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 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%
$10,745,000
6.5%
$9,915,000
7%
$9,210,000
Blend value · Realmo final
$9.38M
Range $8.44M – $10.31M · ±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
$96,127
Tax year 2024
Assessed value
$8,082,729
Assessed 2024
Previous assessed
$8,082,729
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$3,034,866
Assessed improvement
$5,047,863
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
50,662 SF
Lot
4.36 ac (189,921 SF)
Zoning code
SC
APN
253-0281-010-0000
UPID
US09-1243982
Jurisdiction
SACRAMENTO
Zoning & alternative use
SC · Fair Oaks, CAZoning SC · permitted uses
SC · Fair Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1987
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
4.36 ac
Current owner
From public records · entity-resolved
Ethan Conrad
Individual
Free & Clear · 7 yrs held
Mailing address
1300 NATIONAL DR STE #100, SACRAMENTO, CA 95834-1981
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2024
—
King Capital Management Group LLC
—
Deed
related
$35,572 · Ian Chandler
Sep 10, 2020
—
Ethan Conrad
—
Deed Of Trust
related
$7,052,500 · Bank Of The Sierra
Apr 2, 2019
$7,556,000
Ethan Conrad
Css Properties LLC
Grant Deed
—
Feb 13, 2004
—
Css Properties LLC
—
Trustees Deed
related
$5,700,000 · Roseville Bank Of Commerce
Aug 8, 2003
$2,885,500
Reverse Exchange Properties
Css Properties LLC
Grant Deed
$2,244,625 · Css Properties LLC
Aug 8, 2003
—
Css Properties LLC
Reverse Exchange Properties
Grant Deed
related
—
Apr 17, 2003
$2,252,447
Css Properties LLC
Madison Brickyard Investors
Trustees Deed
—
Jul 27, 1988
$1,075,000
Din Moor Group
Madison Brickyar
Grant Deed
related
$800,000 · Madison Brickyar
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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