FOR LEASE
Medical Office Space
Property ID
US09-1028588
Entity Owned Owner of record is a legal entity (LLC / corporation).
1-yr Hold Held for 1 years.
Absentee Owner Owner mailing address differs from the property address.
~
Est. High Equity Modeled equity is high. Estimate, not a fact.
Entity Owned 
For Lease
1 / 2
Contact for pricing
391 Howe Ave, Sacramento, CA 95825
View Listing →
Ownership intelligence
Who controls the opportunity?
Resolved identity, portfolio, hold profile and investor signals. Included in the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2024
What does the county charge?
$32k
Tax billed · 2024
Assessed value$2.50M
Assessed land$667k
Assessed improvement$1.83M
Effective rate1.28%
Value estimate · Sep 2026
$3.15M
$2.84M – $3.47M
AI approach$3.15M
CAP approach$3.20M
Sales comparison$2.86M
NOI build-up
Gross scheduled income$38k
Vacancy & credit loss−$6k
Operating expenses−$8k
NOI · 866,981.82% cap applied$24k
Realmo valuation models over county records and 3 qualifying comparable sales.
Recently sold
What actually traded nearby?
$209/SF
ZIP average, outlier-cleaned · 25 recorded sales of this use type
Observed band · Q1–Q3$106 – $268
Qualifying comparables3
Cap rate analysis
How does the asset earn?
866,981.82%
$24k estimated NOI · market benchmarks for this use type
Price anchors at 6 / 6.5 / 7% — in the full report.
Zoning insight
What can be built here?
C-1-PUD
The purpose of the C-1 zone is to provide for certain offices, retail stores and commercial service establishments that are compatible wi...
General categoryPLANNED_DEVELOPMENT
JurisdictionSACRAMENTO
Location intelligence
Which uses thrive at this corner?
Best fit: Building Supply
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Building Supply12.5
Auto Parts Store12.0
Department Store9.5
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 7 transfers
✓ 3 qualifying comp sales
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 3 comparables with addresses
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$3.15M
Value range
$2.84M – $3.47M
±10% around blend
Estimated value / SF
$233 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
30
Income certainty
100
$2.84M
blend $3.15M
$3.47M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
13,507 SF
Lot area
0.83 ac
Year built
1972
Stories
2
APN
295-0402-001-0000
Zoning
C-1-PUD
Assessed value
$2,495,253
Annual tax
$32,024
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.20M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.47M
@ 6.5% CAP return
$3.20M
@ 7% CAP return
$2.97M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$32,024
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$6.57M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale date
Sale price
$ / SF
16.0 mi away · 11,210 SF
21.8 mi away · 9,880 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.15M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
ZIP 25 sales
$209
+12%
Submarket 104 sales
$255
-8%
County 163 sales
$260
-10%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $233/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+50%
vs current-use indication
Retail Stores
Apartment House (5+ Units)
Auto Repair, Garage
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
6.60%
Selected cap rate for this medical office space
Derived from the Sacramento market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.60%
9.0%
NOI (est.)
$24k *
Last sale · Oct 2024
$3.15M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$361k
Move the market yield to see immediate price impact.
Value / SF
$27
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.10%6.60%7.10%
$21k
$352k
$325k
$302k
$24k
$391k
$361k
$336k
$26k
$430k
$397k
$369k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$6.58M
6.7 mi · Feb 2026 · $503/SF
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Status
For Lease
Year built
1972
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
13,507 SF
Lot
0.83 ac (35,980 SF)
Zoning code
C-1-PUD
APN
295-0402-001-0000
UPID
US09-1028588
Jurisdiction
SACRAMENTO
Property tax & assessments
Tax year 2024
Tax billed
$32,024
Assessed value
$2,495,253
Assessed 2024
Previous assessed
$2,495,253
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$667,333
Assessed improvement
$1,827,920
Applied tax rate
3.0000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
C-1-PUD
PLANNED_DEVELOPMENT
Jurisdiction
Sacramento, CA
Recorded code
C-1-PUD
Official district
C-1-PUD
Official district profile
What the municipal code says about C-1-PUD
Zoning description
The purpose of the C-1 zone is to provide for certain offices, retail stores and commercial service establishments that are compatible with residential developments. Planned Unit Development provides for greater flexibil…
General category
PLANNED_DEVELOPMENT
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C-1-PUD in Sacramento, CA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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?”
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- Local Zoning Insight
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