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Property profile & analytics
OFF-MARKET
Estimated value
$15,385,000
Apartment buildings
900 Simon Ter West Sacramento, CA 95605-1941
Entity Owned
~
Est. High Equity
Property ID
US10-1780094
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1975
Construction
WOOD
Total area
75,456 SF
Lot
3.41 ac (148,540 SF)
Zoning code
R-3
APN
014-540-031-000
UPID
US10-1780094
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
-
Rivergate Apartments Apartment Building
-
Simon terrace Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.11M
Comparable Approach
Comparable
$15.43M
Blend (final)
Blend
$15.39M
Owner & transaction history
Img Rivergate LLC
Img Rivergate LLC
since 2025
Last sale
$15.5M
7 recorded transactions
Zoning & alternative use
R-3 · West Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$22.5M
+20.4%
Commercial (general)
$22.1M
+18.0%
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 West Sacramento submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Sacramento 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%
$16,365,000
6.5%
$15,110,000
7%
$14,030,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$18,710,000
Current use
OFFICE BUILDING
$22,530,000
Change: +20% · Conversion: Moderate
COMMERCIAL (GENERAL)
$22,080,000
Change: +18% · Conversion: Moderate
AUTO REPAIR, GARAGE
$16,085,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$15.39M
Range $13.85M – $16.92M · ±10% · vs last sale $15.50M (Jul 15 2025)
Last sale anchor
$15.50M
Jul 15 2025
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
$204 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$58,370
Tax year 2023
Assessed value
$4,231,498
Assessed 2024
Previous assessed
$4,231,498
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,049,414
Assessed improvement
$3,182,084
Applied tax rate
4.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
1975
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
NONE
Stories
2
Total area
75,456 SF
Lot
3.41 ac (148,540 SF)
Zoning code
R-3
APN
014-540-031-000
UPID
US10-1780094
Jurisdiction
YOLO
Zoning & alternative use
R-3 · West Sacramento, CA
Zoning R-3 · permitted uses
R-3 · West Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Sacramento. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$18.7M
OFFICE BUILDING
Est. value
$22.5M
COMMERCIAL (GENERAL)
Est. value
$22.1M
AUTO REPAIR, GARAGE
Est. value
$16.1M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1975
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
2
Lot
3.41 ac
Current owner
From public records · entity-resolved
Img Rivergate LLC
Entity
Mailing address
900 SIMON TER, WEST SACRAMENTO, CA 95605-1941
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2025
—
Img Rivergate LLC
Mccarty Sacramento Property LLC
Deed
related
—
Oct 15, 2025
$15,500,000
Img Rivergate LLC
Mccarty Sacramento Property LLC
Grant Deed
$10,850,000 · Jpmorgan Chase Bank NA
Jul 1, 2024
—
Mccarty Sacramento Property LLC
—
Deed
related
$2,000,000 · Jpmorgan Chase Bank NA
Jun 15, 2016
—
Mccarty Sacramento Property LLC
—
Deed
related
—
Oct 29, 2013
—
Mccarty Sacramento Prop LLC
Mccarty David L Liv Trust
Quit Claim Deed
related
—
Jan 25, 2013
—
David L Mccarty
David L Mccarty
Intrafamily Transfer
related
$4,550,000 · Jpmorgan Chase Bank NA
Aug 5, 1997
—
Christine L Mccarty
Mccarty,david L
Quit Claim Deed
related
—
Nov 22, 1996
—
David L Mccarty
Estopinal,andrew W
Grant Deed
related
—
Dec 30, 1994
—
Andrew W Estopinal
Estopinal,patricia
Quit Claim Deed
related
—
Dec 30, 1994
$50,000
Estopinal,andrew W
Azari,kamal Y
Trustees Deed
related
—
Feb 24, 1994
—
Kamal Y Azari
Azari,pari C
Quit Claim Deed
related
—
Feb 16, 1993
—
Simon Terrace Inv INC
Azari,kamal Y
Grant Deed
related
—
Oct 12, 1990
$2,820,000
Azari,kamal Y
Americana,cypres
Trustees Deed
$200,000 · Bank Of San Francisco
—
—
David L Mmcarty
—
Deed Of Trust
related
$154,000 · Louise Collier Ira
—
—
Andrew W Estopinal
—
Deed Of Trust
related
$111,200 · Us Small Business Admn
—
—
Kamal Y Azari
—
Deed Of Trust
related
—
—
—
Kamal Y Azari
—
Deed Of Trust
related
—
—
—
Kamal Y Azari
—
Deed Of Trust
related
—
—
—
Andrew W Estopinal
—
Deed Of Trust
related
$430,500 · Us Small Business Admn
—
—
Kamal Y Azari
—
Deed Of Trust
related
$2,300,000 · First Republic Trust
—
—
Mccarty David L Living Trust
—
Deed Of Trust
related
$4,700,000 · Washington Mutual Fsb
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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