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Property profile & analytics
OFF-MARKET
Estimated value
$1,300,000
Office buildings
8896 Winding Way Fair Oaks, CA 95628-6322
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-3250746
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
WOOD
Total area
6,036 SF
Lot
0.32 ac (14,036 SF)
Zoning code
RD-5
APN
246-0143-029-0000
UPID
US10-3250746
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
-
4leafinc Engineering Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.55M
Comparable Approach
Comparable
$1.28M
Blend (final)
Blend
$1.30M
Owner & transaction history
Rm8 LLC · 10 yrs held
Rm8 LLC
since 2015
4 recorded transactions
Zoning & alternative use
RD-5 · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.7M
+10.6%
Medical building
$1.6M
+0.5%
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,680,000
6.5%
$1,550,000
7%
$1,440,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,565,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,730,000
Change: +11% · Conversion: Easy
MEDICAL BUILDING
$1,570,000
Change: +1% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,560,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,410,000
Change: -10% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,260,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.30M
Range $1.17M – $1.43M · ±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
$215 / 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
$9,280
Tax year 2024
Assessed value
$740,449
Assessed 2024
Previous assessed
$740,449
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$131,144
Assessed improvement
$609,305
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Rooms
5
Bathrooms
1
Total area
6,036 SF
Lot
0.32 ac (14,036 SF)
Zoning code
RD-5
APN
246-0143-029-0000
UPID
US10-3250746
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD-5 · Fair Oaks, CAZoning RD-5 · permitted uses
RD-5 · Fair Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Rooms
5
Bathrooms
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Rm8 LLC
Entity
Free & Clear · 10 yrs held
Mailing address
4321 ILLINOIS AVE, FAIR OAKS, CA 95628-6404
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2015
$800,000
Rm8 LLC
Grant Hancock Ventures LLC
Grant Deed
—
Feb 20, 2007
—
Grant Hancock Ventures LLC
Galten D H & D A Trust
Grant Deed
—
Nov 6, 2006
$1,300,000
Galten Douglas H & D A Trust
Elbert
Grant Deed
—
Jun 12, 2006
—
Bettman Jerry & Amy 1987 Trust
Bettman J & A 1987 Trust
Quit Claim 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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