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Property profile & analytics
FOR SALE
Retail space
4845 Watt Ave, North Highlands, CA 95660
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-2775627
For Sale
1 / 2
$1,200,000
4845 Watt Ave, North Highlands, CA 95660
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2005
Construction
WOOD
Total area
4,500 SF
Lot
0.68 ac (29,620 SF)
Zoning code
SPA
APN
240-0550-066-0000
UPID
US10-2775627
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
-
Subway Take-out & Catering Catering Service
-
Medcare Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.40M
CAP Approach
CAP
$900k
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.19M
Owner & transaction history
Maaz Enterprises LLC
Maaz Enterprises LLC
since 2025
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
SPA · North Highlands, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.2M
+38.1%
Auto repair, garage
$1.2M
+36.9%
Commercial (general)
$1.1M
+23.9%
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
Method
Estimation
Statistic approach
$1,335,000
ML approach
$1,400,000
CAP Approach
CAP Return
Estimation
6%
$975,000
6.5%
$900,000
7%
$835,000
Alternative Use
Use
Estimation
RETAIL STORES
$850,000
Current use
MEDICAL BUILDING
$1,170,000
Change: +38% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,160,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,050,000
Change: +24% · Conversion: Easy
OFFICE BUILDING
$930,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$1.19M
Range $1.07M – $1.31M · ±10% · vs last sale $1.11M (Jul 7 2025)
Last sale anchor
$1.11M
Jul 7 2025
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
$264 / 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
$21,948
Tax year 2024
Assessed value
$1,326,508
Assessed 2024
Previous assessed
$1,326,508
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$503,011
Assessed improvement
$823,497
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
2005
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
4,500 SF
Lot
0.68 ac (29,620 SF)
Zoning code
SPA
APN
240-0550-066-0000
UPID
US10-2775627
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$850,000
MEDICAL BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING
Est. value
$930,000
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2005
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.68 ac
Current owner
From public records · entity-resolved
Maaz Enterprises LLC
Entity
Mailing address
8822 NAKOTA WAY, SACRAMENTO, CA 95828-5936
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2025
$1,105,000
Maaz Enterprises LLC
Sidhu Real Estate LLC
Grant Deed
$650,000 · Hanmi Bank
Nov 13, 2020
$1,250,000
Sidhu Real Estate LLC
Rachhpal S Nannar
Grant Deed
$780,000 · Bank Of The West
Oct 31, 2017
$1,100,000
Rachhpal S Nannar
Rahmani Family Trust
Grant Deed
$560,000 · Rubicon Mortgage Fund LLC
Feb 13, 2014
$750,000
Rahmani Family Trust
Edenathan LLC
Grant Deed
—
Oct 22, 2008
$2,100,000
Edenathan LLC
Zeus Ents LLC
Grant Deed
—
Aug 13, 2008
—
Zeus Ents LLC
—
Trustees Deed
related
$200,000 · Steven & Hien T Pham
Jul 31, 2008
—
Zeus Ents LLC
—
Trustees Deed
related
$1,475,000 · Rubicon Mortgage Fund LLC
Nov 20, 2007
—
Zeus Ents LLC
Pham,steven & Hien T P
Grant Deed
$1,156,000 · Steven & Hien T P Pham
Oct 19, 2005
$2,200,000
Steven Pham
Deutch,roni L
Grant Deed
$800,000 · Cathay Bank
—
—
Zeus Ents LLC
—
Deed Of Trust
related
$193,750 · Edmond & Carmen Morad
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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