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Property profile & analytics
OFF-MARKET
Estimated value
$1,935,000
Apartment buildings
8615 Fair Oaks Blvd Carmichael, CA 95608-2523
Entity Owned
4-yr Hold
Absentee Owner
Property ID
US09-0511782
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1978
Construction
WOOD
Total area
27,450 SF
Lot
2.03 ac (88,426 SF)
Zoning code
RD-20
APN
247-0220-041-0000
UPID
US09-0511782
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
-
Forest Creek Apartments Apartment Building
-
Live Food Academy Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.94M
Owner & transaction history
Forest Creek Fob Apts LLC · 4 yrs held
Forest Creek Fob Apts LLC
since 2021
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
RD-20 · Carmichael, 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 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
$2,615,000
ML approach
$2,610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.94M
Range $1.74M – $2.13M · ±10% · vs last sale $1.65M (Dec 22 2021)
Last sale anchor
$1.65M
Dec 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
$70 / 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
$19,580
Tax year 2024
Assessed value
$1,616,510
Assessed 2024
Previous assessed
$1,616,510
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$602,385
Assessed improvement
$1,014,125
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
1978
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
50
Total area
27,450 SF
Lot
2.03 ac (88,426 SF)
Zoning code
RD-20
APN
247-0220-041-0000
UPID
US09-0511782
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-20 · Carmichael, CA
Zoning RD-20 · permitted uses
RD-20 · 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.
Building & site characteristics
From public records
Year built
1978
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
50
Lot
2.03 ac
Current owner
From public records · entity-resolved
Forest Creek Fob Apts LLC
Entity
Mailing address
4150 BUCHANAN DR, FAIR OAKS, CA 95628-6104
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 1, 2022
—
Forest Creek Fob Apts LLC
—
Deed
related
$4,000,000 · Jpmorgan Chase Bank NA
Dec 22, 2021
—
Forest Creek Fob Apts LLC
Sandra C Brush
Intrafamily Transfer
related
—
Aug 31, 2020
—
Brush Family Trust
—
Deed
related
$3,700,000 · Jp Morgan Chase Bk
Nov 2, 2016
—
Michael A Brush
Michael A Brush
Intrafamily Transfer
related
—
Aug 24, 1994
—
Michael A Brush Trustee
Brush,michael &
Quit Claim Deed
related
—
Mar 4, 1994
$1,650,000
Brush,michael A & Sandra C
California Feder
Trustees Deed
—
Mar 4, 1994
—
California Federal Bank
Federal National
Quit Claim Deed
related
—
Aug 25, 1993
$1,390,056
Federal National Mortgage Assn
Forest Creek Apa
Trustees Deed
related
—
—
—
Brush Family Trust
—
Deed Of Trust
related
$3,700,000 · Jp Morgan Chase Bk
—
—
Forest Creek Apa
—
Deed Of Trust
related
$145,000 · Montross Barber
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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