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Property profile & analytics
OFF-MARKET
Estimated value
$10,315,000
Apartment buildings
935 Johnfer Way Sacramento, CA 95831-1665
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-2947217
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1969
Construction
WOOD
Total area
32,430 SF
Lot
1.37 ac (59,677 SF)
Zoning code
R-3
APN
029-0312-006-0000
UPID
US10-2947217
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
-
Terra Bella Apartments Apartment Building Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.68M
CAP Approach
CAP
$7.33M
Comparable Approach
Comparable
$12.34M
Blend (final)
Blend
$10.32M
Owner & transaction history
Terra Bella 38 LLC
Terra Bella 38 LLC
since 2025
Last sale
$7.0M
7 recorded transactions
Zoning & alternative use
R-3 · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$16.0M
+19.3%
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 Sacramento submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$10,575,000
ML approach
$10,675,000
CAP Approach
CAP Return
Estimation
6%
$7,940,000
6.5%
$7,325,000
7%
$6,805,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$13,405,000
Current use
RESTAURANT
$15,990,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$10.32M
Range $9.28M – $11.35M · ±10% · vs last sale $6.95M (Dec 12 2025)
Last sale anchor
$6.95M
Dec 12 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
$318 / 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
$83,910
Tax year 2024
Assessed value
$6,701,260
Assessed 2024
Previous assessed
$6,701,260
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,072,201
Assessed improvement
$5,629,059
Applied tax rate
3.0000
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 (5+ UNITS)
Status
Off-Market
Year built
1969
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
38
Total area
32,430 SF
Lot
1.37 ac (59,677 SF)
Zoning code
R-3
APN
029-0312-006-0000
UPID
US10-2947217
Jurisdiction
SACRAMENTO
Zoning & alternative use
R-3 · Sacramento, CA
Zoning R-3 · permitted uses
R-3 · Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sacramento. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$13.4M
RESTAURANT
Est. value
$16.0M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
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
1969
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
38
Lot
1.37 ac
Current owner
From public records · entity-resolved
Terra Bella 38 LLC
Entity
Mailing address
1842 HOLLYVIEW DR, SAN RAMON, CA 94582-5141
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2025
$6,950,000
Terra Bella 38 LLC
Img Terra Bella Apartments LLC
Grant Deed
$4,600,000 · Jpmorgan Chase Bank NA
Jan 27, 2020
$6,250,000
Img Terra Bella Apartments LLC
Latitude Terra Bella LLC
Grant Deed
$4,659,000 · Cbre Cap Markets
Jan 24, 2017
$12,600,000
Latitude Terra Bella LLC
Signature 935 Johnfer LLC
Grant Deed
$2,500,000 · Pacific Western National Bank
Apr 19, 2013
$2,800,000
Signature 935 Johnfer LLC
Jeaneen C Stanley O'donnell
Grant Deed
$2,100,000 · Jpmorgan Chase Bank NA
Mar 6, 2003
$437,500
Christian G Kjaerolsen
Boomershine,alan & Christina
Grant Deed
—
Mar 6, 2003
—
Jeaneen C O'donnell
Odonnell,john A
Quit Claim Deed
related
$1,960,000 · Washington Mutual Fsb
Mar 6, 2003
$2,800,000
Jeaneen S O'donnell
Boomershine,alan & Christina
Grant Deed
—
Aug 21, 2001
$1,750,000
Alan Boomershine
Huey Trust
Grant Deed
$1,400,000 · Abn Amro Mortgage Group INC
Mar 11, 1999
$361,500
Huey Trust
Wong,nuland N
Grant Deed
$158,936 · Individual
May 31, 1996
$166,500
Nuland N Wong
Smith,randolph R & Pilar M
Grant Deed
related
—
Dec 29, 1989
$1,440,000
Pacific Financia
Le Marquis Assoc
Trustees Deed
$1,080,000 · Western Financial Savings Bank
—
—
Investment Simco
—
Deed Of Trust
related
$50,000 · Goodstein Ronald
—
—
Le Marquis Assoc
—
Deed Of Trust
related
$150,000 · Simco Inv
—
—
Le Marquis Assoc
—
Deed Of Trust
related
$150,000 · Barnett Eva
—
—
Randolph R Smith
—
Deed Of Trust
related
$100,000 · Far East National Bank
—
—
Randolph R Smith
—
Deed Of Trust
related
—
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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