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Property profile & analytics
OFF-MARKET
Estimated value
$21,085,000
Apartment buildings
9175 Greenback Ln Orangevale, CA 95662-4773
Entity Owned
13-yr Hold
Absentee Owner
Property ID
US09-1601640
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1986
Construction
WOOD
Total area
134,216 SF
Lot
7.79 ac (339,332 SF)
Zoning code
SPA
APN
223-0730-002-0000
UPID
US09-1601640
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
by Request
CAP Approach
CAP
$27.56M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$21.09M
Owner & transaction history
Orangevale Partners LLC · 13 yrs held
Orangevale Partners LLC
since 2012
5 recorded transactions
Zoning & alternative use
SPA · Orangevale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$34.9M
+8.4%
Auto repair, garage
$34.7M
+7.5%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$29,860,000
6.5%
$27,560,000
7%
$25,595,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$32,230,000
Current use
MEDICAL BUILDING
$34,945,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$34,655,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$31,350,000
Change: -3% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$28,000,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$21.09M
Range $18.98M – $23.19M · ±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
$157 / 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
$260,375
Tax year 2024
Assessed value
$21,017,298
Assessed 2024
Previous assessed
$21,017,298
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,992,012
Assessed improvement
$19,025,286
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
184
Total area
134,216 SF
Lot
7.79 ac (339,332 SF)
Zoning code
SPA
APN
223-0730-002-0000
UPID
US09-1601640
Jurisdiction
SACRAMENTO
Zoning & alternative use
SPA · Orangevale, CA
Zoning SPA · permitted uses
SPA · Orangevale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orangevale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$32.2M
MEDICAL BUILDING
Est. value
$34.9M
AUTO REPAIR, GARAGE
Est. value
$34.7M
COMMERCIAL (GENERAL)
Est. value
$31.4M
INDUSTRIAL (GENERAL)
Est. value
$28.0M
APARTMENT HOUSE (5+ UNITS) Current
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
1986
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
184
Lot
7.79 ac
Current owner
From public records · entity-resolved
Orangevale Partners LLC
Entity
Mailing address
3525 W BENJAMIN HOLT DR, STOCKTON, CA 95219-3403
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2020
—
Orangevale Partners LLC
—
Deed
related
$22,803,000 · Walker & Dunlop
Nov 29, 2012
$17,500,000
Orangevale Partners LLC
Conam Of The Cottages
Grant Deed
$14,000,000 · Walker & Dunlop
—
—
Con Am/the Cottages
—
Deed Of Trust
related
$5,580,000 · Arcs Commercial Mortgage Co LP
—
—
Orangevale Partners LLC
—
Deed Of Trust
related
$3,940,000 · Walker & Dunlop
—
—
Orangevale Partners LLC
—
Deed Of Trust
related
$22,803,000 · Walker & Dunlop
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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