New search
Property profile & analytics
OFF-MARKET
Estimated value
$9,090,000
Apartment buildings
8670 Fair Oaks Blvd Carmichael, CA 95608-2524
Entity Owned
4-yr Hold
Absentee Owner
Property ID
US10-2616689
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1971
Construction
WOOD
Total area
33,444 SF
Lot
1.78 ac (77,536 SF)
Zoning code
RD-40
APN
260-0050-028-0000
UPID
US10-2616689
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
-
Olive Square Apartment Building
-
Windgate Apartments Apartment Building
-
Michelle Dillon's Dog Walking Dog Walker
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.32M
CAP Approach
CAP
$6.87M
Comparable Approach
Comparable
$11.56M
Blend (final)
Blend
$9.09M
Owner & transaction history
Olive Square LLC · 4 yrs held
Olive Square LLC
since 2022
Last sale
$8.5M
7 recorded transactions
Zoning & alternative use
RD-40 · Carmichael, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$8.9M
+3.4%
Medical building
$8.7M
+0.9%
Auto repair, garage
$8.6M
+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
$11,560,000
ML approach
$11,320,000
CAP Approach
CAP Return
Estimation
6%
$7,440,000
6.5%
$6,870,000
7%
$6,375,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$8,625,000
Current use
OFFICE BUILDING
$8,920,000
Change: +3% · Conversion: Moderate
MEDICAL BUILDING
$8,705,000
Change: +1% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,635,000
Change: +0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,810,000
Change: -9% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$6,975,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$9.09M
Range $8.18M – $10.00M · ±10% · vs last sale $8.45M (Apr 19 2022)
Last sale anchor
$8.45M
Apr 19 2022
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
$272 / 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
$109,340
Tax year 2024
Assessed value
$9,060,105
Assessed 2024
Previous assessed
$9,060,105
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,393,861
Assessed improvement
$7,666,244
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
1971
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
52
Rooms
7
Total area
33,444 SF
Lot
1.78 ac (77,536 SF)
Zoning code
RD-40
APN
260-0050-028-0000
UPID
US10-2616689
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
$8.6M
OFFICE BUILDING
Est. value
$8.9M
MEDICAL BUILDING
Est. value
$8.7M
AUTO REPAIR, GARAGE
Est. value
$8.6M
COMMERCIAL (GENERAL)
Est. value
$7.8M
INDUSTRIAL (GENERAL)
Est. value
$7.0M
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
1971
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
52
Rooms
7
Lot
1.78 ac
Current owner
From public records · entity-resolved
Olive Square LLC
Entity
Mailing address
1040 SISKIYOU DR, MENLO PARK, CA 94025-7014
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
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2022
—
Olive Square LLC
Olive Square LLC
Intrafamily Transfer
related
$5,471,000 · Greystone Servicing Company LLC
Mar 6, 2020
$8,450,000
Olive Square LLC
Windgate LLC
Grant Deed
$4,580,000 · Banc Of California NA
Oct 6, 2017
$5,600,000
Windgate LLC
Tririvers LLC
Grant Deed
$4,400,000 · Miscellaneous Ins Co
Mar 13, 2015
$380,000
Tririvers LLC
Wei Jen Harrison
Grant Deed
$2,850,000 · Jpmorgan Chase Bank NA
Mar 24, 2008
—
Thomas P O'toole
Pessin,john E
Affidavit Of Death
related
—
Feb 15, 2008
$3,640,000
Wei Jen Harrison
Tom O'toole
Grant Deed
$2,184,000 · Washington Mutual Bank
Aug 14, 2006
—
Pessin John E 2006 Trust
Pessin,john
Quit Claim Deed
related
—
Sep 1, 2005
$4,450,000
John E Pessin
Dain A Ehring
Grant Deed
$2,810,000 · Washington Mutual Bank
Sep 1, 2005
$568,000
Dain A Ehring
Ehring,dain A & Jill
Grant Deed
related
—
Dec 19, 2003
$3,760,000
Dain A Ehring
Windgate Apartments LP
Grant Deed
related
—
May 19, 2003
—
Wingate Apt LP
M & G LLC
Grant Deed
$2,200,000 · Washington Mutual Fsb
Oct 24, 2001
$2,525,000
M & G LLC
Windgate Apartments Sacramento
Grant Deed
$1,859,000 · Washington Mutual Fsb
Oct 24, 2001
—
Barry C Lewis
Lewis,kathleen L
Quit Claim Deed
related
—
Oct 6, 1999
$1,675,000
Windgate Apartments Sacramento
Josephine Ferrari Ranch LP
Grant Deed
$1,256,250 · Washington Mutual Fsb
Aug 13, 1997
—
Bergman,robert R & Cynthia A
Veterans Administration
Trustees Deed
$322,564 · Albert Ferrari Estate
Aug 13, 1997
$650,000
Josephine Ferrari Ranch LP
Ferrari Trust
Trustees Deed
related
—
Dec 13, 1989
$1,862,500
Farm Management
Borel Bank & Tru
Trustees Deed
—
Dec 13, 1989
—
Borel Bank & Tru
Cymrot Barbara
Trustees Deed
related
—
—
—
Farm Management INC
—
Deed Of Trust
related
$900,000 · Bank Of America
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 8670 Fair Oaks 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.
