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Property profile & analytics
OFF-MARKET
Estimated value
$10,250,000
Grocery and convenience stores
4401 Broadway Sacramento, CA 95817-3447
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2965917
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1999
Construction
TILT-UP CONCRETE
Total area
51,120 SF
Lot
3.31 ac (144,183 SF)
Zoning code
C-2-SPD
APN
014-0163-066-0000
UPID
US10-2965917
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
-
Rancho San Miguel Markets Grocery & Convenience Store Food Market
-
Phantom Fireworks Stand Discount Store Party Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.36M
CAP Approach
CAP
$12.20M
Comparable Approach
Comparable
$14.19M
Blend (final)
Blend
$10.25M
Owner & transaction history
Paq INC · 3 yrs held
Paq INC
since 2023
Last sale
$10.0M
7 recorded transactions
Zoning & alternative use
C-2-SPD · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$16.0M
+66.0%
Apartment house (5+ units)
$15.1M
+56.8%
Auto repair, garage
$13.1M
+35.4%
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
$10,630,000
ML approach
$10,360,000
CAP Approach
CAP Return
Estimation
6%
$13,215,000
6.5%
$12,195,000
7%
$11,325,000
Alternative Use
Use
Estimation
RETAIL STORES
$9,660,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$16,035,000
Change: +66% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$15,145,000
Change: +57% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,080,000
Change: +35% · Conversion: Difficult
MEDICAL BUILDING
$13,015,000
Change: +35% · Conversion: Difficult
COMMERCIAL (GENERAL)
$12,085,000
Change: +25% · Conversion: Easy
INDUSTRIAL (GENERAL)
$11,210,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$10.25M
Range $9.23M – $11.28M · ±10% · vs last sale $10.00M (Jul 18 2022)
Last sale anchor
$10.00M
Jul 18 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
$201 / 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
$125,174
Tax year 2024
Assessed value
$10,198,819
Assessed 2024
Previous assessed
$10,198,819
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$3,570,000
Assessed improvement
$6,628,819
Applied tax rate
3.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
51,120 SF
Lot
3.31 ac (144,183 SF)
Zoning code
C-2-SPD
APN
014-0163-066-0000
UPID
US10-2965917
Jurisdiction
SACRAMENTO
Zoning & alternative use
C-2-SPD · Sacramento, CA
Zoning C-2-SPD · permitted uses
C-2-SPD · 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
RETAIL STORES Current
Est. value
$9.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$16.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$15.1M
AUTO REPAIR, GARAGE
Est. value
$13.1M
MEDICAL BUILDING
Est. value
$13.0M
COMMERCIAL (GENERAL)
Est. value
$12.1M
INDUSTRIAL (GENERAL)
Est. value
$11.2M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
3.31 ac
Current owner
From public records · entity-resolved
Paq INC
Entity
Mailing address
6110 TERRACINA CT, LOOMIS, CA 95650-9486
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 20, 2023
—
Paq INC
Glenn Evans
Lease
$10,000,000 · Wells Fargo Bank NA
Jul 18, 2022
$9,999,000
Glenn Evans
4401 Broadway Investors LLC
Grant Deed
—
Mar 4, 2022
—
4401 Broadway Investors LLC
4401 Broadway Investors LLC
Intrafamily Transfer
related
—
Sep 30, 2015
—
Broadway/stockton Food Source Inves
U S Bank National Association
Quit Claim Deed
related
$3,600,000 · First Community Bank
Oct 29, 2012
$3,680,000
Us Bank NA Series 2006-pwr12
Beacon Default Mgmt INC
Trustees Deed
related
—
Apr 12, 2006
—
Broadway Of Stockton Food Source
Kolokotronis S & M Trust
Grant Deed
$4,030,000 · Bear Stearns Commercial Mtg
Jan 17, 2006
—
Kolokotronis Sotiris & M Trust
Stockton Of Broadway Partners
Grant Deed
$2,700,000 · Bank Of The West
Jun 7, 1999
—
Stockton/broadway Partners LP
Taylor Stockton
Quit Claim Deed
related
—
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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