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Property profile & analytics
OFF-MARKET
Estimated value
$15,915,000
Office buildings
4837 Watt Ave North Highlands, CA 95660-5108
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2452562
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
TILT-UP CONCRETE
Total area
129,720 SF
Lot
13.05 ac (568,458 SF)
Zoning code
SPA
APN
240-0550-059-0000
UPID
US09-2452562
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
-
Aurora Consultation, Inc Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.92M
Owner & transaction history
County Of Sacramento · 3 yrs held
County Of Sacramento
since 2022
7 recorded transactions
Zoning & alternative use
SPA · North Highlands, CA
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 North Highlands submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Highlands 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$123 / 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
$17,456
Tax year 2024
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
Status
Off-Market
Year built
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
129,720 SF
Lot
13.05 ac (568,458 SF)
Zoning code
SPA
APN
240-0550-059-0000
UPID
US09-2452562
Jurisdiction
SACRAMENTO
Zoning & alternative use
SPA · North Highlands, CA
Zoning SPA · permitted uses
SPA · North Highlands, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Highlands. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
13.05 ac
Current owner
From public records · entity-resolved
County Of Sacramento
Entity
Free & Clear · 3 yrs held
Mailing address
9660 ECOLOGY LN #2, SACRAMENTO, CA 95827-3815
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Nov 30, 2022
—
County Of Sacramento
Exeter 4837 Watt LLC
Grant Deed
—
Mar 24, 2022
—
Exeter 4837 Watt LLC
—
Deed
related
$401,330,000 · Pgim Real Estate Finance LLC
Sep 7, 2021
$12,450,000
Exeter 4837 Watt LLC
Stoneridge Watt Avenue LLC
Special Warranty Deed
—
Apr 2, 2008
—
Stoneridge Watt Avenue LLC
Stoneridge Apartments LLC
Quit Claim Deed
—
Mar 17, 2008
$15,675,000
Stoneridge Apartments LLC
Meyer Crest Ltd
Grant Deed
—
Dec 10, 2004
—
Meyer Crest Ltd
Panattoni H2 Rancho Cuc LLC
Grant Deed
$5,725,000 · Bank Of The West
Jul 3, 2001
—
Panttoni Development Co LLC
—
Grant Deed
related
$166,175,000 · Teachers Insurance & Annuity
Jun 21, 2001
—
Plaza-watt Avenue LLC
Wall 80 Plaza
Quit Claim Deed
related
—
Jan 6, 2000
—
80 Plaza Watt
Panattoni,carl D
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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