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Property profile & analytics
OFF-MARKET
Estimated value
$3,055,000
Flex space
4865 Pasadena Ave Sacramento, CA 95841-4262
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2899060
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1962
Construction
WOOD
Total area
23,600 SF
Lot
1.06 ac (46,173 SF)
Zoning code
GC
APN
240-0132-022-0000
UPID
US09-2899060
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
-
DO It Now Drywall Hardware & Home Improvement Interior Design
-
Global Smog Inc. Sustainability Organization
-
Pus Cavern Recording Studio Recording Studio
-
Baker Boys Restoration Auto Repair Shop
-
Paul Williams Construction Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.03M
CAP Approach
CAP
$2.76M
Comparable Approach
Comparable
$3.21M
Blend (final)
Blend
$3.06M
Owner & transaction history
Hilltop Rentals Pasadena Exchange L · 1 yrs held
Hilltop Rentals Pasadena Exchange L
since 2025
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
GC · Sacramento, 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 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
$3,140,000
ML approach
$3,025,000
CAP Approach
CAP Return
Estimation
6%
$2,985,000
6.5%
$2,755,000
7%
$2,560,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,340,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$3.06M
Range $2.75M – $3.36M · ±10% · vs last sale $2.95M (Jun 24 2022)
Last sale anchor
$2.95M
Jun 24 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
$129 / 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
$35,091
Tax year 2024
Assessed value
$2,915,662
Assessed 2024
Previous assessed
$2,915,662
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$821,916
Assessed improvement
$2,093,746
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1962
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
23,600 SF
Lot
1.06 ac (46,173 SF)
Zoning code
GC
APN
240-0132-022-0000
UPID
US09-2899060
Jurisdiction
SACRAMENTO
Zoning & alternative use
GC · Sacramento, CA
Zoning GC · permitted uses
GC · 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
Est. value
$4.3M
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
1962
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
1.06 ac
Current owner
From public records · entity-resolved
Hilltop Rentals Pasadena Exchange L
Individual
Mailing address
1750 E DEERE AVE, SANTA ANA, CA 92705-5719
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2025
$4,242,000
Hilltop Rentals Pasadena Exchange L
Mca Igf Carmichael LLC
Grant Deed
$2,121,000 · Azryel Katz Revocable Trust
Jun 2, 2025
—
Hilltop Rentals Pasadena Exchange L
—
Deed
related
$2,121,000 · Azryel Katz Revocable Trust
Aug 22, 2023
—
Mca Igf Carmichael LLC
—
Deed
related
$3,650,000 · United Service Cu
Jun 24, 2022
$2,952,500
Mca Igf Carmichael LLC
Sylva Family Properties
Grant Deed
—
May 9, 2008
—
Sylva Family Properties
Terry Meinzer
Grant Deed
$140,000 · The Merchants National Bank Of Sacr
Aug 28, 2007
—
Meinzer Terry N & J Trust
Meinzer T N Family Trust
Quit Claim Deed
related
—
—
—
Joann L Berndt
—
Deed Of Trust
related
$400,000 · Bank Of California
—
—
Meinzer Trust
—
Deed Of Trust
related
$500,000 · Bank Of America
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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