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Property profile & analytics
OFF-MARKET
Estimated value
$2,635,000
Flex space
12265 Locksley Ln Auburn, CA 95602-2055
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US09-7161982
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1982
Total area
25,500 SF
Lot
1.5 ac (65,340 SF)
Zoning code
ARBX
APN
052-020-035-000
UPID
US09-7161982
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
-
California Environmental Systems HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.37M
Blend (final)
Blend
$2.64M
Owner & transaction history
Philmore LLC · 17 yrs held
Philmore LLC
since 2008
6 recorded transactions
Zoning & alternative use
ARBX · 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,875,000
Current use
Blend value · Realmo final
$2.64M
Range $2.37M – $2.90M · ±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
$103 / 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
$26,012
Tax year 2024
Assessed value
$2,091,341
Assessed 2024
Previous assessed
$2,091,341
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$631,251
Assessed improvement
$1,460,090
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1982
Heating
CENTRAL
Cooling
CENTRAL
Units
1
Bathrooms
6
Total area
25,500 SF
Lot
1.5 ac (65,340 SF)
Zoning code
ARBX
APN
052-020-035-000
UPID
US09-7161982
Jurisdiction
PLACER
Zoning & alternative use
ARBX · Auburn, CAZoning ARBX · permitted uses
ARBX · Auburn, 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
INDUSTRIAL (GENERAL) Current
Est. value
$3.9M
INDUSTRIAL (GENERAL) Current
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
1982
Heating
CENTRAL
Cooling
Yes
Units
1
Bathrooms
6
Lot
1.5 ac
Current owner
From public records · entity-resolved
Philmore LLC
Entity
Mailing address
2970 BLACK OAK RD, AUBURN, CA 95602-9333
Ownership since
2008
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
Dec 31, 2008
$1,656,500
Philmore LLC
Silva 2002 Trust
Grant Deed
$828,300 · Plumas Bank
Jul 19, 2002
—
Silva Trust
Silva Trust
Quit Claim Deed
related
—
Jun 12, 1998
—
Silva Trust
Silva,joaquin J & Mardee R
Quit Claim Deed
related
—
Oct 30, 1997
$800,000
Joaquin J Silva
Steinberg Trust
Grant Deed
$200,000 · Placer Savings Bank
Jan 11, 1995
—
Gordon Trust
Gordon,betty A
Quit Claim Deed
related
—
—
—
Joaquin J Silva
—
Deed Of Trust
related
$514,000 · Oak Valley Community 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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