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Property profile & analytics
OFF-MARKET
Estimated value
$3,580,000
Grocery and convenience stores
1900 Alhambra Blvd Sacramento, CA 95816-7013
Entity Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2757797
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1935
Construction
TILT-UP CONCRETE
Total area
18,866 SF
Lot
0.51 ac (22,400 SF)
Zoning code
C-2-SPD
APN
010-0062-004-0000
UPID
US09-2757797
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
-
Goodwill Sacramento Valley & Northern Nevada Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.50M
Comparable Approach
Comparable
$2.69M
Blend (final)
Blend
$3.58M
Owner & transaction history
Watkins Alhambra LLC · 18 yrs held
Watkins Alhambra LLC
since 2008
7 recorded transactions
Zoning & alternative use
C-2-SPD · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.9M
+21.0%
Office building
$5.4M
+10.7%
Commercial (general)
$5.0M
+1.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,875,000
6.5%
$4,500,000
7%
$4,180,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,890,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,920,000
Change: +21% · Conversion: Moderate
OFFICE BUILDING
$5,410,000
Change: +11% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,975,000
Change: +2% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,825,000
Change: -1% · Conversion: Difficult
MEDICAL BUILDING
$4,805,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$3.58M
Range $3.22M – $3.94M · ±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
$190 / 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
$53,977
Tax year 2024
Assessed value
$4,300,990
Assessed 2024
Previous assessed
$4,300,990
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,479,176
Assessed improvement
$2,821,814
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1935
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
18,866 SF
Lot
0.51 ac (22,400 SF)
Zoning code
C-2-SPD
APN
010-0062-004-0000
UPID
US09-2757797
Jurisdiction
SACRAMENTO
Zoning & alternative use
C-2-SPD · Sacramento, CA
Zoning C-2-SPD · permitted uses
C-2-SPD · 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
RETAIL STORES Current
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.9M
OFFICE BUILDING
Est. value
$5.4M
COMMERCIAL (GENERAL)
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$4.8M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1935
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.51 ac
Current owner
From public records · entity-resolved
Watkins Alhambra LLC
Entity
Mailing address
4240 EARNSCLIFF AVE, FAIR OAKS, CA 95628-7608
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2008
—
Watkins Alhambra LLC
Watkins Family Trust
Quit Claim Deed
—
Aug 4, 2004
—
Watkins,tr
Watkins,ronald E & Shirley A
Quit Claim Deed
related
—
Aug 30, 2000
—
Ronald E Watkins
Watkins,ronald E
Quit Claim Deed
related
$1,435,000 · Feather River State Bank
Jul 3, 1995
—
Scott D Mccartney
Abbey,charlynn
Grant Deed
related
—
Sep 30, 1994
—
Ronald E Watkins
Watkins Co INC III
Quit Claim Deed
related
$1,000,000 · Standard Insurance Co
Apr 2, 1992
—
Ronald E Watkins
Watkins,louise A
Quit Claim Deed
related
$200,000 · Individual
—
—
Ronald E Watkins
—
Deed Of Trust
related
$700,000 · First Interstate Bank Californ
—
—
Watkins Co INC
—
Deed Of Trust
related
$1,065,000 · Bar-k INC
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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