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Property profile & analytics
OFF-MARKET
Estimated value
$1,150,000
Auto shops
5645 Watt Ave North Highlands, CA 95660-4749
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0116570
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1983
Construction
TILT-UP CONCRETE
Total area
6,480 SF
Lot
0.58 ac (25,264 SF)
Zoning code
SPA
APN
215-0190-038-0000
UPID
US09-0116570
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.42M
Blend (final)
Blend
$1.15M
Owner & transaction history
Elijah Voshev · 1 yrs held
Elijah Voshev
since 2024
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
SPA · North Highlands, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.9M
+10.9%
Medical building
$1.7M
+0.8%
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
$1,150,000
ML approach
$1,150,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,675,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,855,000
Change: +11% · Conversion: Difficult
MEDICAL BUILDING
$1,685,000
Change: +1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,515,000
Change: -10% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,350,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.15M
Range $1.04M – $1.27M · ±10% · vs last sale $1.15M (Dec 2 2024)
Last sale anchor
$1.15M
Dec 2 2024
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
$177 / 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
$11,199
Tax year 2024
Assessed value
$969,000
Assessed 2024
Previous assessed
$969,000
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$153,000
Assessed improvement
$816,000
Applied tax rate
59.0000
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
6,480 SF
Lot
0.58 ac (25,264 SF)
Zoning code
SPA
APN
215-0190-038-0000
UPID
US09-0116570
Jurisdiction
SACRAMENTO
Zoning & alternative use
SPA · North Highlands, CAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE Current
APARTMENT HOUSE (5+ UNITS)
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
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.58 ac
Current owner
From public records · entity-resolved
Elijah Voshev
Individual
Free & Clear · 1 yrs held
Mailing address
3501 RECYCLE RD, RANCHO CORDOVA, CA 95742-7328
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Dec 2, 2024
$1,150,000
Elijah Voshev
Commercial Properties LLC
Grant Deed
—
Sep 22, 2022
$950,000
S&a Commercial Properties LLC
Gary W Jeffery
Grant Deed
$570,000 · Rubicon Mortgage Fund LLC
Aug 12, 2015
$600,000
Jeffery,gary W Living Trust
Z Century INC
Grant Deed
$367,500 · Bank Of The West
Aug 6, 2015
$400,000
Z Century INC
Sfp-c LP
Grant Deed
—
Aug 26, 2005
—
Eat Titleholder 2005-go82 LLC
Nguyen,thomas V & Rosemary A
Grant Deed
—
Aug 26, 2005
$1,330,000
Sfp-c
Eat Titleholder 2005-go82 LLC
Grant Deed
—
Jun 28, 2000
$450,000
Thomas V Nguyen
Reber,jane L
Grant Deed
$405,000 · Coast Commercial Bank
Sep 16, 1997
—
Greater Bay Trust Co
Greater Bay Trust Co
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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