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Property profile & analytics
FOR SALE
Office buildings
401 Watt Ave Sacramento, CA 95864
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US10-2164560
For Sale
1 / 2
$5,800,000
401 Watt Ave, Sacramento, CA 95864
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1972
Construction
WOOD
Total area
26,830 SF
Lot
1.98 ac (86,248 SF)
Zoning code
BP
APN
293-0260-003-0000
UPID
US10-2164560
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
-
Cutter Law P.C. Law Firm
-
Eric Ratinoff Law Corp Law Firm
-
Gidaro Group Construction Company General Contractor
-
Kershaw Talley Barlow Law Firm
-
lawsuit Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.00M
Comparable Approach
Comparable
$4.59M
Blend (final)
Blend
$4.55M
Owner & transaction history
401 Watt Avenue LLC · 18 yrs held
401 Watt Avenue LLC
since 2007
7 recorded transactions
Zoning & alternative use
BP · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.9M
+39.1%
Medical building
$6.8M
+38.4%
Commercial (general)
$6.3M
+28.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,500,000
6.5%
$6,000,000
7%
$5,570,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,935,000
Current use
AUTO REPAIR, GARAGE
$6,865,000
Change: +39% · Conversion: Difficult
MEDICAL BUILDING
$6,830,000
Change: +38% · Conversion: Easy
COMMERCIAL (GENERAL)
$6,345,000
Change: +29% · Conversion: Easy
INDUSTRIAL (GENERAL)
$5,885,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$4.55M
Range $4.10M – $5.01M · ±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
$170 / 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
$55,664
Tax year 2024
Assessed value
$4,570,000
Assessed 2024
Previous assessed
$4,570,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,600,000
Assessed improvement
$2,970,000
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
For Sale
Year built
1972
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
26,830 SF
Lot
1.98 ac (86,248 SF)
Zoning code
BP
APN
293-0260-003-0000
UPID
US10-2164560
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
$4.9M
AUTO REPAIR, GARAGE
Est. value
$6.9M
MEDICAL BUILDING
Est. value
$6.8M
COMMERCIAL (GENERAL)
Est. value
$6.3M
INDUSTRIAL (GENERAL)
Est. value
$5.9M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1972
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
1.98 ac
Current owner
From public records · entity-resolved
401 Watt Avenue LLC
Entity
Mailing address
401 WATT AVE, SACRAMENTO, CA 95864-7272
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 26, 2007
—
401 Watt Avenue LLC
Friendship Investors Ltd
Grant Deed
$6,155,000 · North Valley Bank
Aug 23, 2005
—
Friendship Investors Ltd
Sc Investments II LLC
Grant Deed
—
Dec 12, 2003
$3,575,000
Oroville Apartments LP
Valensin,john F
Grant Deed
—
Apr 15, 1997
$1,552,000
John F Valensin
Pioneer Enterprises
Grant Deed
related
—
Oct 10, 1996
—
Pioneer Enterprises
—
Grant Deed
related
$1,150,000 · General Electric Capital Corp
Jun 24, 1988
$1,847,409
Wbb/aab INC
Jewet
Trustees Deed
$1,125,000 · Individual
Jun 24, 1988
$1,000,000
Pioneer Enterpri
Wbb A
Trustees Deed
related
—
—
—
Friendship Investors Ltd
—
Deed Of Trust
related
$3,800,000 · First National 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.
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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