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Property profile & analytics
OFF-MARKET
Estimated value
$1,790,000
Apartment buildings
12140 Ivy Ln Auburn, CA 95603-3449
Trust Owned
17-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9100999
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Construction
WOOD
Total area
7,194 SF
Lot
1 ac (43,560 SF)
Zoning code
R3
APN
038-112-049-000
UPID
US09-9100999
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
by Request
CAP Approach
CAP
$1.71M
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.79M
Owner & transaction history
Dewolf Daniel K Trust · 17 yrs held
Dewolf Daniel K Trust
since 2009
6 recorded transactions
Zoning & alternative use
R3 · Auburn, 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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,845,000
6.5%
$1,705,000
7%
$1,585,000
Alternative Use
Use
Estimation
RESTAURANT
$2,805,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$1.79M
Range $1.61M – $1.97M · ±10%
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
$249 / 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
$21,723
Tax year 2024
Assessed value
$1,262,500
Assessed 2024
Previous assessed
$1,262,500
+0.0% YoY
Effective rate
1.72%
On assessed value
Assessed land
$479,748
Assessed improvement
$782,752
Applied tax rate
56.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
8
Bathrooms
8
Total area
7,194 SF
Lot
1 ac (43,560 SF)
Zoning code
R3
APN
038-112-049-000
UPID
US09-9100999
Jurisdiction
PLACER
Zoning & alternative use
R3 · Auburn, CA
Zoning R3 · permitted uses
R3 · Auburn, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Auburn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$2.8M
RESTAURANT
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
1985
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
8
Lot
1 ac
Current owner
From public records · entity-resolved
Dewolf Daniel K Trust
Trust
Mailing address
2619 COLIN RD, PLACERVILLE, CA 95667-3239
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 9, 2009
$1,000,000
Dewolf Daniel K Trust
Emerald Ents INC
Grant Deed
—
Jul 31, 1991
$670,000
Emerald Enterpri
Trevino,joe
Grant Deed
$70,000 · American Savings Bank
—
—
Emerald Enterpri
—
Deed Of Trust
related
$165,000 · American Savings Bank
—
—
Emerald Enterprises INC
—
Deed Of Trust
related
$455,000 · Washington Mutual Fsb
—
—
Emerald Enterprises
—
Deed Of Trust
related
$560,000 · Washington Mutual Fsb
—
—
Emerald Enterprises
—
Deed Of Trust
related
$260,000 · American Savings Bank
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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