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Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Apartment buildings
9448 Orangevale Ave Orangevale, CA 95662-4327
Individually Owned
14-yr Hold
Absentee Owner
Property ID
US09-0592013
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1948
Construction
TILT-UP CONCRETE
Total area
5,266 SF
Lot
0.69 ac (29,974 SF)
Zoning code
GC
APN
223-0122-007-0000
UPID
US09-0592013
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
$1.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$815k
Owner & transaction history
Sambasivam Valliappan · 14 yrs held
Sambasivam Valliappan
since 2012
7 recorded transactions
Zoning & alternative use
GC · Orangevale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$1,170,000
6.5%
$1,080,000
7%
$1,005,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,265,000
Current use
COMMERCIAL (GENERAL)
$1,230,000
Change: -3% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,100,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$815k
Range $734k – $897k · ±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
$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
$8,207
Tax year 2024
Assessed value
$646,489
Assessed 2024
Previous assessed
$646,489
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$73,880
Assessed improvement
$572,609
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 (5+ UNITS)
Status
Off-Market
Year built
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
2
Units
10
Total area
5,266 SF
Lot
0.69 ac (29,974 SF)
Zoning code
GC
APN
223-0122-007-0000
UPID
US09-0592013
Jurisdiction
SACRAMENTO
Zoning & alternative use
GC · Orangevale, CA
Zoning GC · permitted uses
GC · 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
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
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
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
2
Units
10
Lot
0.69 ac
Current owner
From public records · entity-resolved
Sambasivam Valliappan
Individual
Mailing address
1582 SHANGHAI CIR, SAN JOSE, CA 95131-2410
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2012
$525,000
Sambasivam Valliappan
The Lu Family Limited Partnership
Grant Deed
$420,000 · Us Bank NA
Jun 25, 2010
$400,000
Lu Family LP
Crp Properties INC
Grant Deed
—
May 4, 2010
$393,915
Crp Properties INC
California Reconveyance Co
Trustees Deed
related
—
Dec 21, 2004
—
Stonewood Builders INC
Gregory A Moulos
Grant Deed
$562,500 · Washington Mutual Bk
Jun 4, 2002
$409,000
Gregory A Moulos
Zee Best Partners LP
Grant Deed
$335,000 · Michael H Samson
Aug 22, 2000
$325,000
Zee Best Partners LP
Mertz Trust
Grant Deed
$210,000 · Washington Mutual Fsb
Oct 17, 1997
—
Mertz Trust
Mertz,robert W & Shirley M
Quit Claim Deed
related
—
—
—
Gregory A Moulos
—
Deed Of Trust
related
$360,000 · Bank Of Sacramento
—
—
Stonewood Builders INC
—
Deed Of Trust
related
$92,200 · Wells Fargo Bank
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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