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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Retail space
2409 J St Sacramento, CA 95816-4805
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-0877937
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1951
Construction
TILT-UP CONCRETE
Total area
3,640 SF
Lot
0.15 ac (6,400 SF)
Zoning code
C-2-SPD
APN
007-0032-021-0000
UPID
US09-0877937
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
-
Meridian Signage - Large Format Printer (Bike/Boat/Book/etc) Store Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$870k
Comparable Approach
Comparable
$605k
Blend (final)
Blend
$835k
Owner & transaction history
Thomas A Roth
Thomas A Roth
since 2025
Last sale
$950,000
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
$1.1M
+21.0%
Office building
$1.0M
+10.7%
Commercial (general)
$960,000
+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%
$940,000
6.5%
$870,000
7%
$805,000
Alternative Use
Use
Estimation
RETAIL STORES
$945,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,140,000
Change: +21% · Conversion: Moderate
OFFICE BUILDING
$1,045,000
Change: +11% · Conversion: Easy
COMMERCIAL (GENERAL)
$960,000
Change: +2% · Conversion: Easy
AUTO REPAIR, GARAGE
$930,000
Change: -1% · Conversion: Difficult
MEDICAL BUILDING
$925,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$835k
Range $752k – $919k · ±10% · vs last sale $950k (Nov 26 2025)
Last sale anchor
$950k
Nov 26 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
$229 / 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
$14,054
Tax year 2024
Assessed value
$1,055,000
Assessed 2024
Previous assessed
$1,055,000
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$865,000
Assessed improvement
$190,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1951
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Total area
3,640 SF
Lot
0.15 ac (6,400 SF)
Zoning code
C-2-SPD
APN
007-0032-021-0000
UPID
US09-0877937
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
$945,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$960,000
AUTO REPAIR, GARAGE
Est. value
$930,000
MEDICAL BUILDING
Est. value
$925,000
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
1951
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Lot
0.15 ac
Current owner
From public records · entity-resolved
Thomas A Roth
Individual
Mailing address
5624 MONALEE AVE, SACRAMENTO, CA 95819-2424
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 26, 2025
$950,000
Thomas A Roth
Christa Kinsman
Grant Deed
—
Aug 30, 2023
—
John C Woodside
Liliana Woodside
Intrafamily Transfer
related
$780,000 · Socotra Reit I LLC
Apr 12, 2023
—
Alice C Woodside
Donlevy Family Limited Partnership
Grant Deed
—
Feb 27, 2009
$1,200,000
James M Woodside III
Blade Family Trust
Grant Deed
$960,000 · Blade Family Trust
Sep 23, 2004
—
Blade Family Trust
Knight,karolyn L
Quit Claim Deed
related
—
Sep 4, 2002
—
Grace H Knight
Knight,karolyn L
Quit Claim Deed
related
—
Aug 7, 1995
$365,000
Knight Management & Developmen
Lee Six & Family Partnership
Grant Deed
—
Jan 29, 1990
$290,000
Starker Services
Dunk William R
Trustees Deed
$205,000 · Farmers & Merchants Bk Lng Bch
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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