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Property profile & analytics
OFF-MARKET
Estimated value
$6,740,000
Apartment buildings
8740 Fair Oaks Blvd Carmichael, CA 95608-2526
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-2983762
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1977
Construction
WOOD
Total area
43,594 SF
Lot
2.58 ac (112,384 SF)
Zoning code
RD-40
APN
260-0063-056-0000
UPID
US10-2983762
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
-
River's Edge Apartments At Fair Oaks Apartment Building
-
Roots 2 Soul (Bike/Boat/Book/etc) Store
-
Village At Carmichael Apartment Building
-
C & R Handyman Services Hardware & Home Improvement General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.95M
Comparable Approach
Comparable
$4.57M
Blend (final)
Blend
$6.74M
Owner & transaction history
New Cingular Wireless Pcs LLC · 3 yrs held
New Cingular Wireless Pcs LLC
since 2022
7 recorded transactions
Zoning & alternative use
RD-40 · 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%
$9,700,000
6.5%
$8,950,000
7%
$8,315,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$10,185,000
Change: -9% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$9,095,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$6.74M
Range $6.07M – $7.41M · ±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
$155 / 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
$78,230
Tax year 2024
Assessed value
$6,477,940
Assessed 2024
Previous assessed
$6,477,940
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$825,272
Assessed improvement
$5,652,668
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 (100+ UNITS)
Status
Off-Market
Year built
1977
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
148
Total area
43,594 SF
Lot
2.58 ac (112,384 SF)
Zoning code
RD-40
APN
260-0063-056-0000
UPID
US10-2983762
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
COMMERCIAL (GENERAL)
Est. value
$10.2M
INDUSTRIAL (GENERAL)
Est. value
$9.1M
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
1977
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
148
Lot
2.58 ac
Current owner
From public records · entity-resolved
New Cingular Wireless Pcs LLC
Entity
Free & Clear · 3 yrs held
Mailing address
201 RUA ESPERANZA, LINCOLN, CA 95648-7946
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2022
—
New Cingular Wireless Pcs LLC
Mark Kramer
Lease
—
Mar 23, 2021
—
Mark Kramer
Mark Kramer
Intrafamily Transfer
related
—
Jul 20, 2018
—
Gold Crossing L P
—
Grant Deed
related
$10,175,000 · Jpmorgan Chase Bk NA
Aug 5, 2015
—
Mark Kramer
Gold Crossing LP
Quit Claim Deed
—
Jun 12, 2015
$12,900,000
Gold Crossing LP
Lmrf Village At Carmichael LLC
Grant Deed
$9,675,000 · Jpmorgan Chase Bank NA
Mar 7, 2013
—
Stephen J Caplis
Velcan Properties INC
Quit Claim Deed
related
—
Mar 7, 2013
$422,000
Lmrf Village At Carmichael LLC
Caplis,stephen
Grant Deed
—
Dec 29, 2005
—
Velcan Properties LLC
Vac LLC
Grant Deed
$8,300,000 · Citibank West Fsb
Feb 10, 2004
$9,300,000
Vac LLC
Taurus Investment LLC
Grant Deed
$6,862,500 · Washington Mutual Fsb
Dec 30, 1997
$536,500
Taurus Investment LLC
Rochelle Trust
Grant Deed
—
Jun 13, 1990
$2,200,000
Rochelle Robert
Ip Paul M
Trustees Deed
$1,650,000 · Fremont Bank
Aug 25, 1988
$93,500
Paul M Ip
Burbank Financia
Trustees Deed
$1,450,000 · World Savings & Loan
Aug 25, 1988
$1,982,000
Ip Paulm
Sacramento Cotto
Trustees Deed
—
Aug 25, 1988
$34,500
Burbank Financia
Keane Edward
Trustees Deed
related
—
Aug 25, 1988
$746,000
Cotto Sacramento
Stafford Apartme
Trustees Deed
related
—
—
—
Taurus Investment LLC
—
Deed Of Trust
related
$1,900,000 · Washington Mutual Fsb
—
—
Rochelle Robert
—
Deed Of Trust
related
—
—
—
Lmrf Village At Carmichael LLC
—
Deed Of Trust
related
$6,393,342 · Wells Fargo Series 2011-1 (ce)
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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