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Property profile & analytics
OFF-MARKET
Estimated value
$1,795,000
Retail space
8909 Madison Ave Fair Oaks, CA 95628-4079
Entity Owned
17-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3068352
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Construction
TILT-UP CONCRETE
Total area
10,826 SF
Lot
0.95 ac (41,252 SF)
Zoning code
LC SC
APN
235-0060-027-0000
UPID
US10-3068352
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
-
Fair Oaks Promenade Shopping Center & Mall
-
Lashme Brows Hair Salon Nail Salon
-
Verizon Mobile Phone Store Electronics & Wireless Store
-
Milestone (Bike/Boat/Book/etc) Store
-
Bento Revolving Sushi Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.17M
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.80M
Owner & transaction history
Fair Oaks Promenade LLC · 17 yrs held
Fair Oaks Promenade LLC
since 2008
7 recorded transactions
Zoning & alternative use
LC SC · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.8M
+38.1%
Office building
$2.8M
+37.3%
Auto repair, garage
$2.8M
+36.9%
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%
$2,350,000
6.5%
$2,170,000
7%
$2,015,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,040,000
Current use
MEDICAL BUILDING
$2,820,000
Change: +38% · Conversion: Difficult
OFFICE BUILDING
$2,805,000
Change: +37% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,795,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,530,000
Change: +24% · Conversion: Easy
Blend value · Realmo final
$1.80M
Range $1.62M – $1.97M · ±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
$166 / 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
$49,557
Tax year 2024
Assessed value
$4,043,024
Assessed 2024
Previous assessed
$4,043,024
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$444,508
Assessed improvement
$3,598,516
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
10,826 SF
Lot
0.95 ac (41,252 SF)
Zoning code
LC SC
APN
235-0060-027-0000
UPID
US10-3068352
Jurisdiction
SACRAMENTO
Zoning & alternative use
LC SC · Fair Oaks, CAZoning LC SC · permitted uses
LC SC · 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
RETAIL STORES Current
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.5M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.95 ac
Current owner
From public records · entity-resolved
Fair Oaks Promenade LLC
Entity
Mailing address
3680 CROCKER DR STE #160, SACRAMENTO, CA 95818-4069
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2019
—
Fair Oaks Promenade LLC
—
Grant Deed
related
$22,500,000 · Keybank USA
Jun 7, 2018
—
Fair Oaks Promenade LLC
—
Grant Deed
related
$5,700,000 · Bank Hapoalim Bm
Jan 3, 2012
—
Fair Oaks Promenade LLC
—
Deed Of Trust
related
$20,999,006 · First Bank
Apr 16, 2010
—
Fair Oaks Promenade LLC
—
Grant Deed
related
$30,470,000 · First Bank
Sep 23, 2008
—
Fair Oaks Promenade LLC
PC Process
Grant Deed
related
$30,470,000 · First Bank
Apr 13, 2006
—
Fair Oaks Promenade LLC
Fair Oaks Promenade LLC
Quit Claim Deed
related
—
Feb 29, 2000
$750,000
Oakshade Town Center LLC
Ray Stone Trustee
Grant Deed
—
Nov 13, 1995
—
Ray Stone Trustee
Stone,ray & Mary L
Quit Claim Deed
related
—
—
—
Fair Oaks Promenade LLC
—
Deed Of Trust
related
$21,700,000 · Wells Fargo Bank
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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