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Property profile & analytics
FOR LEASE
Industrial properties
4052 Watts St Emeryville, CA 94608
Individually Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-8414342
For Lease
$2,010,000
4052 Watts St, Emeryville, CA 94608
View Listing →
Property profile
Verified
Property type
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Year built
1951
Construction
TILT-UP CONCRETE
Total area
12,196 SF
Lot
0.28 ac (12,196 SF)
APN
49-618-53
UPID
US09-8414342
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.30M
Comparable Approach
Comparable
$1.47M
Blend (final)
Blend
$2.01M
Owner & transaction history
James E Mgoey · 7 yrs held
James E Mgoey
since 2019
7 recorded transactions
Zoning & alternative use
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 Emeryville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Emeryville 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%
$2,485,000
6.5%
$2,295,000
7%
$2,130,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,105,000
Current use
OFFICE BUILDING
$2,940,000
Change: -5% · Conversion: Difficult
RETAIL STORES
$2,900,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$2.01M
Range $1.81M – $2.21M · ±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
$165 / 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
$31,105
Tax year 2024
Assessed value
$2,288,542
Assessed 2024
Previous assessed
$2,288,542
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$668,095
Assessed improvement
$1,620,447
Applied tax rate
14.0000
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
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Status
For Lease
Year built
1951
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
12,196 SF
Lot
0.28 ac (12,196 SF)
APN
49-618-53
UPID
US09-8414342
Jurisdiction
ALAMEDA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.1M
OFFICE BUILDING
Est. value
$2.9M
RETAIL STORES
Est. value
$2.9M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
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
1951
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
James E Mgoey
Individual
Mailing address
4052 WATTS ST, EMERYVILLE, CA 94608-3654
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
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
Apr 11, 2023
—
Forest Hills Development LLC
—
Deed
related
$2,500,000 · Preferred Bank
Mar 21, 2019
—
Forest Hills Dev LLC
—
Deed
related
$2,570,000 · Home Bk/ca
Feb 15, 2019
$875,000
James E Mgoey
Waas,diane N
Grant Deed
—
Oct 20, 2017
—
Forest Hills Dev LLC
—
Deed
related
$2,400,000 · Keystone R/e Lndg Fund LP
Oct 25, 2016
—
Forest Hills Dev LLC
Mcgoey,james E
Grant Deed
$1,740,000 · Robyn Russak
Jun 6, 2003
$1,060,000
James E Mcgoey
Royal Coffee INC
Grant Deed
$530,000 · California Bank & Trust
—
—
Forest Hills Dev LLC
—
Deed Of Trust
related
$2,570,000 · Home Bk/ca
—
—
James E Mcgoey
—
Deed Of Trust
related
$400,000 · Secured Income Fund-ii LLC
—
—
Forest Hills Dev LLC
—
Deed Of Trust
related
$2,400,000 · Keystone R/e Lndg Fund LP
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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