Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Investment properties
3300 Watt Ave Sacramento, CA 95821-3627
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2750304
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1960
Construction
WOOD
Total area
2,358 SF
Lot
0.23 ac (9,808 SF)
Zoning code
BP
APN
255-0212-016-0000
UPID
US09-2750304
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
-
Lyshayla's Beauty marks Dental Office
-
Kosak Chiropractic Alternative Medicine Practice
-
Blue Beauty Ink Medical Clinic Skin Care Clinic
-
By Ernestine Hair Salon
-
The Glow Up Beauty Bar LLC Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$520k
CAP Approach
CAP
$500k
Comparable Approach
Comparable
$547k
Blend (final)
Blend
$500k
Owner & transaction history
Khiem Vu · 5 yrs held
Khiem Vu
since 2020
Last sale
$435,000
3 recorded transactions
Zoning & alternative use
BP · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$740,000
+32.7%
Auto repair, garage
$605,000
+8.2%
Medical building
$600,000
+7.7%
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
$575,000
ML approach
$520,000
CAP Approach
CAP Return
Estimation
6%
$540,000
6.5%
$500,000
7%
$465,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$555,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$740,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$605,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$600,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$500k
Range $450k – $550k · ±10% · vs last sale $435k (Nov 12 2020)
Last sale anchor
$435k
Nov 12 2020
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
$212 / 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
$5,637
Tax year 2024
Assessed value
$461,624
Assessed 2024
Previous assessed
$461,624
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$135,834
Assessed improvement
$325,790
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
2,358 SF
Lot
0.23 ac (9,808 SF)
Zoning code
BP
APN
255-0212-016-0000
UPID
US09-2750304
Jurisdiction
SACRAMENTO
Zoning & alternative use
BP · Sacramento, CA
Zoning BP · permitted uses
BP · 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
COMMERCIAL (GENERAL) Current
Est. value
$555,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$740,000
AUTO REPAIR, GARAGE
Est. value
$605,000
MEDICAL BUILDING
Est. value
$600,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1960
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.23 ac
Current owner
From public records · entity-resolved
Khiem Vu
Individual
Mailing address
7748 FINNHORSE WAY, SACRAMENTO, CA 95828-5937
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2023
—
Khiem Vu
—
Deed
related
$310,000 · Cathay Bank
Jul 15, 2022
—
Khiem Vu
—
Deed
related
$330,000 · Cathay Bank
Nov 12, 2020
$435,000
Khiem Vu
Daniel E Proctor
Grant Deed
$335,000 · Daniel E & Karin H Proctor
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 3300 Watt Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
