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Property profile & analytics
OFF-MARKET
Estimated value
$1,620,000
Retail space
8940 Greenback Ln Orangevale, CA 95662-4647
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-1429227
Property summary
AI-generated overview
This exceptional 1,240 square foot retail space, located at 8940 Greenback Ln in Orangevale, CA 95662, is ideally suited for a hair salon. Situated within a larger 6,110 square foot Class A building, this immediately available space offers a turnkey opportunity for a new or expanding business. The property boasts a convenient location with excellent visibility and accessibility, situated near Hazel Avenue in the thriving Citrus Heights/Orangevale submarket of Sacramento County. The 0.47-acre lot provides ample parking and outdoor space. The space is zoned SPA, ensuring compliance with all necessary regulations for a hair salon operation. The property's APN is 223-0142-057-0000. This is a multiple tenancy building, offering the potential for synergy with other businesses. The minimum divisible space is 1,240 square feet, making it perfect for a salon of various sizes. This is a rare opportunity to establish a thriving business in a desirable location. Don't miss out on this chance to secure a prime retail space in a high-traffic area. Contact us today to schedule a viewing.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
WOOD
Total area
6,110 SF
Lot
0.47 ac (20,304 SF)
Zoning code
SPA
APN
223-0142-057-0000
UPID
US09-1429227
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.60M
CAP Approach
CAP
$1.23M
Comparable Approach
Comparable
$1.76M
Blend (final)
Blend
$1.62M
Owner & transaction history
Puar Living Trust
Puar Living Trust
since 2026
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
SPA · Orangevale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.8M
+51.9%
Medical building
$1.6M
+38.1%
Auto repair, garage
$1.6M
+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 Orangevale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orangevale 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
$1,585,000
ML approach
$1,595,000
CAP Approach
CAP Return
Estimation
6%
$1,325,000
6.5%
$1,225,000
7%
$1,135,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,150,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,750,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$1,590,000
Change: +38% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,580,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,425,000
Change: +24% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,275,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$1.62M
Range $1.46M – $1.78M · ±10% · vs last sale $1.65M (Jul 23 2021)
Last sale anchor
$1.65M
Jul 23 2021
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
$265 / 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
$20,701
Tax year 2024
Assessed value
$1,716,660
Assessed 2024
Previous assessed
$1,716,660
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$447,372
Assessed improvement
$1,269,288
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
2006
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
6,110 SF
Lot
0.47 ac (20,304 SF)
Zoning code
SPA
APN
223-0142-057-0000
UPID
US09-1429227
Jurisdiction
SACRAMENTO
Zoning & alternative use
SPA · Orangevale, CAZoning SPA · permitted uses
SPA · Orangevale, 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
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
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
RETAIL STORES 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
2006
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.47 ac
Current owner
From public records · entity-resolved
Puar Living Trust
Trust
Mailing address
150 HEBRON CIR, SACRAMENTO, CA 95835-2059
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2026
—
Puar Living Trust
Joga Puar
Deed
—
Jul 23, 2021
$1,650,000
Joga Puar
A Kalsi LLC
Grant Deed
—
Nov 22, 2019
$1,400,000
A Kalsi LLC
Freelove Family Trust
Grant Deed
—
Nov 22, 2019
—
Kalsi LLC
—
Deed
related
$900,000 · Freelove Family Trust (pt)
Aug 8, 2005
—
Freelove Family Trust
—
Trustees Deed
related
$916,000 · Nvb Business Bank
Jul 7, 2005
—
Freelove Family Trust
Owner Name Unavailable
Grant Deed
related
—
Nov 13, 2003
—
Freelove,tr
Freelove,jerry & Caryn
Quit Claim Deed
related
—
Aug 3, 1993
—
Jerry A Freelove
Sacramento Vlly
Quit Claim Deed
related
—
Jan 22, 1988
$182,000
Jerry&c Freelove
Smith
Grant Deed
$154,000 · Individual
—
—
Freelove Family Trust
—
Deed Of Trust
related
$930,000 · California Bank & Trust
—
—
Kalsi LLC
—
Deed Of Trust
related
$900,000 · Freelove Family Trust (pt)
—
—
Jerry A Freelove
—
Deed Of Trust
related
$150,000 · Bell Glen W JR
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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