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Property profile & analytics
OFF-MARKET
Estimated value
$2,750,000
Investment properties
8910 Sunset Ave Fair Oaks, CA 95628-6591
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0936525
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1985
Construction
WOOD
Total area
17,736 SF
Lot
1.79 ac (77,972 SF)
Zoning code
LC BP
APN
248-0031-007-0000
UPID
US09-0936525
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
-
Senior Care Solutions Nursing Home Retirement Community
-
The Divorce Realty Team Real Estate Agency
-
Grigor's Jewelry (Bike/Boat/Book/etc) Store
-
Cyber-Tronix Computer & Electronic Repair
-
AP Land Developments Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.75M
CAP Approach
CAP
$3.50M
Comparable Approach
Comparable
$3.16M
Blend (final)
Blend
$2.75M
Owner & transaction history
Nn Investments LLC · 1 yrs held
Nn Investments LLC
since 2024
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
LC BP · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.6M
+10.5%
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
$2,750,000
ML approach
$2,750,000
CAP Approach
CAP Return
Estimation
6%
$3,790,000
6.5%
$3,500,000
7%
$3,250,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,145,000
Current use
AUTO REPAIR, GARAGE
$4,580,000
Change: +11% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,700,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$2.75M
Range $2.48M – $3.03M · ±10% · vs last sale $2.75M (Dec 27 2024)
Last sale anchor
$2.75M
Dec 27 2024
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
$34,452
Tax year 2024
Assessed value
$2,781,034
Assessed 2024
Previous assessed
$2,781,034
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,083,489
Assessed improvement
$1,697,545
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
17,736 SF
Lot
1.79 ac (77,972 SF)
Zoning code
LC BP
APN
248-0031-007-0000
UPID
US09-0936525
Jurisdiction
SACRAMENTO
Zoning & alternative use
LC BP · Fair Oaks, CA
Zoning LC BP · permitted uses
LC BP · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$4.6M
INDUSTRIAL (GENERAL)
Est. value
$3.7M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
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
Lot
1.79 ac
Current owner
From public records · entity-resolved
Nn Investments LLC
Entity
Mailing address
455 EMERALD AVE, SAN CARLOS, CA 94070-4547
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2024
$2,750,000
Nn Investments LLC
Norman G Licht
Grant Deed
$1,850,000 · Safe Cu
Oct 23, 2023
—
Gary F Wiener
Gary F Wiener
Intrafamily Transfer
related
—
Oct 6, 2022
—
Gary F Wiener
Gary Frederick Wiener
Intrafamily Transfer
related
—
Jun 15, 2018
—
Wiener,s G & C F Trust
Wiener,carolyn L
Affidavit Of Death
related
—
Mar 14, 2017
$2,325,000
Licht 2003 Family Trust
Yaran Dev LLC
Grant Deed
—
Aug 31, 2015
$373,500
Yaran Dev LLC
Perez J V & E C Trust
Grant Deed
—
Feb 3, 2015
—
Jorgee V Perez
Perez,fidel E
Affidavit Of Death
related
—
Mar 14, 2014
—
Jorge V Perez
Perez,fidel E
Affidavit Of Death
related
$525,000 · 168 Properties Ba LLC
Jul 15, 2002
—
Perez Trust
Perez,fidel
Quit Claim Deed
related
—
Mar 29, 2002
$1,900,000
Jorge Perez
Tom Trust
Grant Deed
$1,220,000 · Sonoma National Bank
Jul 14, 2000
—
Tom Trust
Tom,arthur B & Barbara A
Quit Claim Deed
related
—
Nov 18, 1997
$1,025,000
Arthur B Tom
Apc Cal Reo LLC
Grant Deed
—
Nov 1, 1996
—
Pac-cal Reo LLC
State Street Bank & Trust Ttee
Grant Deed
related
—
Oct 2, 1996
$1,350,000
State Street Bank & Trust Co
Sunset Avenue Partners
Trustees Deed
related
—
—
—
Sunset Avenue Pa
—
Deed Of Trust
related
$21,750 · Acker Burton
—
—
Sunset Avenue Pa
—
Deed Of Trust
related
$20,000 · Hess Louise
—
—
Perez Fidel E Trust
—
Deed Of Trust
related
$1,560,000 · Montgomery Wilshire Cap/east
—
—
Sunset Avenue Partners
—
Deed Of Trust
related
—
—
—
Sunset Avenue Partners
—
Deed Of Trust
related
$1,305,000 · Foothill Thrift & Loan
—
—
Sunset Avenue Pa
—
Deed Of Trust
related
$50,000 · Willard S Davis
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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