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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Retail space
890 Groveland Ln Lincoln, CA 95648-8042
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-9431531
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Construction
WOOD
Total area
4,850 SF
Lot
0.74 ac (32,046 SF)
APN
021-344-006-000
UPID
US09-9431531
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
-
Hopkins MD Pediatrician Physician
-
Sleep First Mattress Furniture & Home Goods
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$980k
Owner & transaction history
Greater Sacramento Certified Dev Co · 2 yrs held
Greater Sacramento Certified Dev Co
since 2024
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+29.6%
Commercial (general)
$1.4M
+26.1%
Auto repair, garage
$1.3M
+20.2%
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 Lincoln submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lincoln 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
RETAIL STORES
$1,085,000
Current use
OFFICE BUILDING
$1,405,000
Change: +30% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,365,000
Change: +26% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,305,000
Change: +20% · Conversion: Difficult
MEDICAL BUILDING
$1,115,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±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
$202 / 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
$17,374
Tax year 2024
Assessed value
$1,458,647
Assessed 2024
Previous assessed
$1,458,647
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$450,000
Assessed improvement
$1,008,647
Applied tax rate
3.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2007
Construction
WOOD
Heating
NONE
Total area
4,850 SF
Lot
0.74 ac (32,046 SF)
APN
021-344-006-000
UPID
US09-9431531
Jurisdiction
PLACER
Zoning & alternative use
Zoning · permitted uses
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
RETAIL STORES Current
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2007
Construction
WOOD
Heating
NONE
Lot
0.74 ac
Current owner
From public records · entity-resolved
Greater Sacramento Certified Dev Co
Entity
Mailing address
5428 WATT AVE, NORTH HIGHLANDS, CA 95660-4997
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2024
—
Greater Sacramento Certified Dev Co
River Valley Communit Bank
Agreement Of Sale
$910,000 · Greater Sacramento Certified Development
Aug 25, 2023
$1,459,000
Hopkins Lincoln LLC
Catherine O'connor
Grant Deed
$1,109,250 · River Valley Community Bank
Aug 25, 2023
—
Maria Holloway
Michael B Holloway
Intrafamily Transfer
related
$887,400 · River Valley Community Bank
Jul 21, 2023
—
John S Banchero
John Banchero
Intrafamily Transfer
related
—
Jan 20, 2021
—
John S Banchero
John Banchero
Quit Claim Deed
related
—
Jul 23, 2020
—
Oconnor Family Living Trust
Jack W O'connor
Affidavit Of Death
related
—
Jun 26, 2020
—
Holloway Family Trust
Maria P Banchero
Quit Claim Deed
related
—
Apr 5, 2011
—
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
—
Mar 18, 2009
$2,910,000
Oconnor Living Trust
Jps Dev LLC
Grant Deed
—
Feb 8, 2006
—
Dms Investments LLC
Saca,diana M
Grant Deed
$33,692,471 · First Bk/champaign
Feb 6, 2006
$3,505,839
Saca,john P & Diana M
Reverse Exchange Props INC
Grant Deed
—
Jan 10, 2006
$11,500,000
Reverse Exchange Properties In
Peterson,charles G
Grant Deed
—
Jan 10, 2006
—
Saca,john P & Diana
Lincoln Crossing Marketplace L
Grant 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.
Try Rey
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