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Property profile & analytics
OFF-MARKET
Estimated value
$4,730,000
Office buildings
3550 Watt Ave Sacramento, CA 95821-2667
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-3130272
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1985
Construction
WOOD
Total area
21,364 SF
Lot
1.16 ac (50,529 SF)
Zoning code
BP
APN
255-0141-039-0000
UPID
US10-3130272
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
-
Top Notch Irrigators General Contractor Construction Company
-
Sacramento Legal Video Center Law Firm
-
AutoFluent Software by TABS (Bike/Boat/Book/etc) Store Corporate Office
-
Total Auto Business Solutions, Inc. (Bike/Boat/Book/etc) Store Corporate Office
-
Heard Christopher PHD Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.93M
CAP Approach
CAP
$4.78M
Comparable Approach
Comparable
$3.65M
Blend (final)
Blend
$4.73M
Owner & transaction history
Duabba LLC · 3 yrs held
Duabba LLC
since 2023
Last sale
$4.6M
7 recorded transactions
Zoning & alternative use
BP · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$6.7M
+105.6%
Apartment house (5+ units)
$6.1M
+86.7%
Auto repair, garage
$5.5M
+67.7%
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
$4,840,000
ML approach
$4,930,000
CAP Approach
CAP Return
Estimation
6%
$5,175,000
6.5%
$4,775,000
7%
$4,435,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,260,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$6,700,000
Change: +106% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,085,000
Change: +87% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,465,000
Change: +68% · Conversion: Difficult
MEDICAL BUILDING
$5,440,000
Change: +67% · Conversion: Easy
COMMERCIAL (GENERAL)
$5,050,000
Change: +55% · Conversion: Easy
Blend value · Realmo final
$4.73M
Range $4.26M – $5.20M · ±10% · vs last sale $4.55M (Oct 27 2022)
Last sale anchor
$4.55M
Oct 27 2022
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
$221 / 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
$41,172
Tax year 2024
Assessed value
$3,391,500
Assessed 2024
Previous assessed
$3,391,500
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$928,200
Assessed improvement
$2,463,300
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
21,364 SF
Lot
1.16 ac (50,529 SF)
Zoning code
BP
APN
255-0141-039-0000
UPID
US10-3130272
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
OFFICE BUILDING Current
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.1M
AUTO REPAIR, GARAGE
Est. value
$5.5M
MEDICAL BUILDING
Est. value
$5.4M
COMMERCIAL (GENERAL)
Est. value
$5.1M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
1.16 ac
Current owner
From public records · entity-resolved
Duabba LLC
Entity
Free & Clear · 3 yrs held
Mailing address
645 BARRON WAY, HAYWARD, CA 94544-6801
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2023
—
Duabba LLC
Coyne Lake Forest Realty LLC
Correction Deed
related
—
Oct 27, 2022
$4,550,000
Duabba LLC
Flex Corporate Centers INC
Grant Deed
—
Oct 30, 2020
—
Flex Corp Centers INC
—
Deed
related
$2,835,000 · Bank Of The West
May 25, 2018
—
Flex Corp Centers INC
Coyne Lake Forest Realty LLC
Quit Claim Deed
related
—
Jan 30, 2008
$2,684,500
Flex Corporate Centers INC
Palmer Edward & N Trust
Grant Deed
$3,100,000 · Telesis Community Cu
Dec 1, 2004
$4,255,000
Palmer Edward & Nacy Trust
Argus Investment
Grant Deed
$1,790,000 · Sierra Point Cu
Sep 2, 2003
—
Argus Investments Co
Ftk Equity Development LLC
Grant Deed
related
—
Dec 30, 2002
—
Ftk Equity Development LLC
Xebec Management Services INC
Grant Deed
related
$2,100,000 · Placer Sierra Bank
Aug 16, 1994
$1,230,000
Xebec Management Services INC
Three Fountains
Grant Deed
$800,000 · Mercantile Bank
Dec 18, 1992
$1,213,000
Three Fountains General Partners
New West Fed Sav
Grant Deed
$800,000 · Seller
Feb 28, 1992
$1,620,000
New West Fed S
Kimmel,david
Trustees Deed
related
—
—
—
Xebec Management Services
—
Deed Of Trust
related
$1,280,000 · Bank Of The West
—
—
Fountains Three
—
Deed Of Trust
related
$800,000 · Mercantile Bank
—
—
Flex Corp Centers Uinc
—
Loan Modification
related
$3,100,000 · National Cu Admin
—
—
Argus Investment Co
—
Deed Of Trust
related
$750,000 · Bank Of Lodi
—
—
Flex Corp Centers INC
—
Deed Of Trust
related
$2,835,000 · Bank Of The West
—
—
David Kimmel
—
Deed Of Trust
related
$200,000 · Cafferate Robert
—
—
Flex Corporate Centers INC
—
Deed Of Trust
related
$3,100,000 · Telesis Community Cu
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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