New search
Property profile & analytics
OFF-MARKET
Estimated value
$15,375,000
Apartment buildings
8842 Winding Way Fair Oaks, CA 95628-6462
Individually Owned
17-yr Hold
~
Est. High Equity
Property ID
US09-3739151
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1985
Construction
WOOD
Total area
110,540 SF
Lot
6.42 ac (279,655 SF)
Zoning code
SC LC
APN
246-0200-093-0000
UPID
US09-3739151
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
-
Hazel Ranch Apartment Complex Apartment Building
-
Body Dharma Alternative Medicine Practice Spa & Massage Center
-
In Home CPR Sacramento Training Center Vocational School
-
Ssc Oil Mills Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.38M
Owner & transaction history
Sacramento Winding Way Apts · 17 yrs held
Sacramento Winding Way Apts
since 2009
6 recorded transactions
Zoning & alternative use
SC LC · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$139 / 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
$182,773
Tax year 2024
Assessed value
$14,849,574
Assessed 2024
Previous assessed
$14,849,574
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$3,259,660
Assessed improvement
$11,589,914
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
1985
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
208
Total area
110,540 SF
Lot
6.42 ac (279,655 SF)
Zoning code
SC LC
APN
246-0200-093-0000
UPID
US09-3739151
Jurisdiction
SACRAMENTO
Zoning & alternative use
SC LC · Fair Oaks, CA
Zoning SC LC · permitted uses
SC LC · Fair Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fair Oaks. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1985
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
208
Lot
6.42 ac
Current owner
From public records · entity-resolved
Sacramento Winding Way Apts
Individual
Mailing address
PO BOX 4697, LOGAN, UT 84323-4697
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2017
—
Sacramento Winding Way Apartme
—
Grant Deed
related
$25,201,000 · Holliday Fenoglio Fowler
May 1, 2009
$440,000
Sacramento Winding Way Apts
Sacramento Hazel Ranch LLC
Grant Deed
—
Sep 26, 2007
—
Sacramento Hazel Ranch LLC
Bre Properties INC
Grant Deed
—
Mar 11, 1994
—
Real Estate Investment Trust
Phoenix Home Lif
Grant Deed
related
—
Jun 30, 1992
$71,500
Phoenix Mutual Life Insurance Co
Hazel Rancho Par
Grant Deed
related
—
—
—
Sacramento Hazel Ranch LLC
—
Deed Of Trust
related
$14,050,000 · Column Guaranteed LLC
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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