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Property profile & analytics
OFF-MARKET
Estimated value
$25,800,000
Office buildings
4330 Watt Ave Sacramento, CA 95821-7012
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US09-1964488
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1987
Construction
STEEL FRAME
Total area
136,483 SF
Lot
3.77 ac (164,221 SF)
Zoning code
BP
APN
240-0232-054-0000
UPID
US09-1964488
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
-
Internal Revenue Service (IRS) Taxpayer Assistance Center Government Office Federal Government Office
-
Taxpayer Advocate Service Office Government Office Tax Preparation Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$30.52M
Comparable Approach
Comparable
$26.41M
Blend (final)
Blend
$25.80M
Owner & transaction history
Boyd Sacramento Gsa LLC · 10 yrs held
Boyd Sacramento Gsa LLC
since 2015
7 recorded transactions
Zoning & alternative use
BP · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$42.8M
+105.6%
Apartment house (5+ units)
$38.9M
+86.7%
Auto repair, garage
$34.9M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$33,055,000
6.5%
$30,515,000
7%
$28,335,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$20,825,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$42,810,000
Change: +106% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$38,880,000
Change: +87% · Conversion: Easy
AUTO REPAIR, GARAGE
$34,920,000
Change: +68% · Conversion: Difficult
MEDICAL BUILDING
$34,755,000
Change: +67% · Conversion: Easy
COMMERCIAL (GENERAL)
$32,265,000
Change: +55% · Conversion: Easy
Blend value · Realmo final
$25.80M
Range $23.22M – $28.38M · ±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
$189 / 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
$399,127
Tax year 2024
Assessed value
$32,844,126
Assessed 2024
Previous assessed
$32,844,126
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,624,818
Assessed improvement
$31,219,308
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
1987
Construction
STEEL FRAME
Heating
NONE
Buildings
2
Total area
136,483 SF
Lot
3.77 ac (164,221 SF)
Zoning code
BP
APN
240-0232-054-0000
UPID
US09-1964488
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
$20.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$42.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$38.9M
AUTO REPAIR, GARAGE
Est. value
$34.9M
MEDICAL BUILDING
Est. value
$34.8M
COMMERCIAL (GENERAL)
Est. value
$32.3M
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
1987
Construction
STEEL FRAME
Heating
NONE
Buildings
2
Lot
3.77 ac
Current owner
From public records · entity-resolved
Boyd Sacramento Gsa LLC
Entity
Mailing address
PO BOX 13470, RICHMOND, VA 23225-8470
Ownership since
2015
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
Dec 22, 2015
$32,900,000
Boyd Sacramento Gsa LLC
Amstar-34 LLC
Grant Deed
—
Nov 3, 2009
—
Amstar-34 LLC
—
Deed Of Trust
related
$20,550,000 · J P Morgan Chase Bank
Sep 17, 2007
—
Amstar-34 LLC
Greit-north Pointe
Grant Deed
—
Nov 16, 2004
—
Gallelli & Sons LLC
Government Property Fund IV
Grant Deed
$1,250,000 · Western Sierra National Bank
Sep 12, 2003
—
Greit-north Pointe LP
—
Deed Of Trust
related
$200,000,000 · Lasalle Bank NA Trustee
Aug 11, 2003
—
Arlen J Opper
Opper,karen C
Quit Claim Deed
related
—
May 22, 2000
$12,800,000
Government Property Fund IV Ll
Amerus Properties INC
Grant Deed
related
—
—
—
Amstar-34 LLC
—
Deed Of Trust
related
$20,550,000 · Washington Mutual Fsb
—
—
Amstar-34 LLC
—
Deed Of Trust
related
$25,000,000 · Ubs Real Estate Securities INC
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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