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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Day care centers
2475 Higgins Rd West Sacramento, CA 95691-4618
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US09-1656248
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2008
Construction
WOOD
Total area
6,230 SF
Lot
0.65 ac (28,314 SF)
Zoning code
RRA
APN
045-123-055-000
UPID
US09-1656248
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
-
Learning Jungle West Sacramento High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$515k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$515k
Owner & transaction history
Storybook Investment Props LLC · 18 yrs held
Storybook Investment Props LLC
since 2007
6 recorded transactions
Zoning & alternative use
RRA · West Sacramento, 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 West Sacramento submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West 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
$515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$810,000
Change: 0% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$805,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$785,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$765,000
Change: 0% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$690,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$610,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$83 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$24,903
Tax year 2023
Assessed value
$1,903,355
Assessed 2023
Previous assessed
$1,903,355
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$61,374
Assessed improvement
$1,841,981
Applied tax rate
4.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2008
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Rooms
8
Bathrooms
3
Total area
6,230 SF
Lot
0.65 ac (28,314 SF)
Zoning code
RRA
APN
045-123-055-000
UPID
US09-1656248
Jurisdiction
YOLO
Zoning & alternative use
RRA · West Sacramento, CA
Zoning RRA · permitted uses
RRA · West Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Sacramento. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$810,000
INDUSTRIAL (GENERAL)
Est. value
$805,000
AUTO REPAIR, GARAGE
Est. value
$785,000
MEDICAL BUILDING
Est. value
$765,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$690,000
RETAIL STORES
Est. value
$610,000
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
2008
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
3
Lot
0.65 ac
Current owner
From public records · entity-resolved
Storybook Investment Props LLC
Entity
Mailing address
302 ETCHINGHAM CT, WEST SACRAMENTO, CA 95691
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 26, 2007
—
Storybook Investment Props LLC
Storybook Investments Props
Quit Claim Deed
related
$1,550,000 · Umpqua Bank
Jan 2, 1998
—
Storybook Investments Prop LLC
Warthan,james E & Betty
Grant Deed
related
—
—
—
Storybook Investment Props LLC
—
Deed Of Trust
related
$1,600,800 · Umpqua Bank
—
—
James E Warthan
—
Deed Of Trust
related
$41,500 · Spartan Brokerage Group INC
—
—
Storybook Investment Prop LLC
—
Deed Of Trust
related
$200,000 · Sonoma National Bank
—
—
James E Warthan
—
Deed Of Trust
related
$600,000 · Sacramento Commercial 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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