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Property profile & analytics
OFF-MARKET
Estimated value
$4,995,000
Apartment buildings
8633 Fair Oaks Blvd Carmichael, CA 95608-2585
Entity Owned
4-yr Hold
Absentee Owner
Property ID
US09-2781811
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
WOOD
Total area
37,446 SF
Lot
1.7 ac (74,052 SF)
Zoning code
RD-20
APN
247-0220-031-0000
UPID
US09-2781811
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
-
Hill Grove Creek Apartments Apartment Building
-
Robert A. Beltran, BA Counselor Doctor
-
A 1 Home Improvement Hardware & Home Improvement General Contractor
-
Prime Appliance Repair Home Appliance Store
-
Robert Beltran Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.00M
Owner & transaction history
Hill Grove Creek Apts LLC · 4 yrs held
Hill Grove Creek Apts LLC
since 2022
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$7,810,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$5.00M
Range $4.50M – $5.49M · ±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
$133 / 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
$50,213
Tax year 2024
Assessed value
$4,147,878
Assessed 2024
Previous assessed
$4,147,878
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$589,138
Assessed improvement
$3,558,740
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
1987
Construction
WOOD
Heating
NONE
Buildings
2
Units
35
Total area
37,446 SF
Lot
1.7 ac (74,052 SF)
Zoning code
RD-20
APN
247-0220-031-0000
UPID
US09-2781811
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.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL)
Est. value
$7.8M
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
1987
Construction
WOOD
Heating
NONE
Buildings
2
Units
35
Lot
1.7 ac
Current owner
From public records · entity-resolved
Hill Grove Creek Apts LLC
Entity
Mailing address
4150 BUCHANAN DR, FAIR OAKS, CA 95628-6104
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jan 18, 2022
—
Hill Grove Creek Apts LLC
Sandra C Brush
Grant Deed
$250,000 · Jpmorgan Chase Bank NA
Dec 22, 2021
—
Hill Grove Creek Apts LLC
Sandra C Brush
Intrafamily Transfer
related
—
Aug 14, 2019
—
Brush Family Trust
Brush Family Trust
Quit Claim Deed
related
$3,000,000 · Jp Morgan Chase Bk
Feb 17, 2016
—
Hebel Living Trust
Hebel,gity S
Quit Claim Deed
related
—
Apr 14, 2015
$3,500,000
The Brush Family Trust
James R Viegas
Grant Deed
$2,275,000 · Jpmorgan Chase Bank NA
Feb 13, 2007
—
Viegas James R Trust
Viegas,james R
Quit Claim Deed
related
—
Jun 22, 1989
—
Viegas James R
Primrose Equity
Trustees Deed
related
—
Jun 22, 1989
$290,909
Primrose Equity
Hillgrove Creek
Trustees Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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