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Property profile & analytics
OFF-MARKET
Estimated value
$11,200,000
Strip malls
3395 Watt Ave Sacramento, CA 95821-3615
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0695849
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1956
Construction
WOOD
Total area
76,452 SF
Lot
5.29 ac (230,432 SF)
Zoning code
SC
APN
254-0260-029-0000
UPID
US09-0695849
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
-
Cindy's Nails Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.20M
Owner & transaction history
Autozone West LLC · 1 yrs held
Autozone West LLC
since 2025
7 recorded transactions
Zoning & alternative use
SC · 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$146 / 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
$145,305
Tax year 2024
Assessed value
$11,944,939
Assessed 2024
Previous assessed
$11,944,939
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$2,945,709
Assessed improvement
$8,999,230
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1956
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
76,452 SF
Lot
5.29 ac (230,432 SF)
Zoning code
SC
APN
254-0260-029-0000
UPID
US09-0695849
Jurisdiction
SACRAMENTO
Zoning & alternative use
SC · Sacramento, CA
Zoning SC · permitted uses
SC · 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.
Building & site characteristics
From public records
Year built
1956
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
5.29 ac
Current owner
From public records · entity-resolved
Autozone West LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1300 NATIONAL DR STE #100, SACRAMENTO, CA 95834-1981
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2025
—
Autozone West LLC
Thean Conrad
Deed
—
May 4, 2022
—
Ethan G Conrad
—
Deed
related
$9,100,000 · Banner Bank
Aug 29, 2014
—
Ethan Conrad
Wri Golden State LLC
Grant Deed
$9,550,000 · First Bank
Apr 3, 2001
—
Wri Glden State LLC
Bpp/golden State Acquistions
Grant Deed
related
—
Jan 6, 1998
—
Bpp/golden State Acquisitions
—
Deed Of Trust
related
$135,039,950 · Nomura Asset Capital Corp
Jan 5, 1998
—
Bpp/golden State Acquisitions
Hpba II-sa Sacramento Associat
Grant Deed
related
—
Jun 26, 1997
—
Ac Sacramento Assn Hpba II
Vpt Real Estates Corp
Grant Deed
$125,000 · Deutsch Bank
May 13, 1996
$5,580,000
Vpt Real Estate Corp III
Value Property Trust
Grant Deed
$67,379,000 · Lasalle National Bank
Oct 4, 1993
$8,025
Mortgage & Realty Trust
Arcade Square As
Trustees Deed
related
—
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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