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Property profile & analytics
OFF-MARKET
Turn key restaurants
13498 Luther Rd Auburn, CA 95603-3117
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-7175528
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1981
Construction
WOOD
Total area
4,000 SF
Lot
0.49 ac (21,389 SF)
Zoning code
HSD
APN
054-171-006-000
UPID
US09-7175528
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
-
Sweetpeas Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Charles L Forsyth · 4 yrs held
Charles L Forsyth
since 2022
4 recorded transactions
Zoning & alternative use
HSD · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$12,743
Tax year 2024
Assessed value
$284,761
Assessed 2024
Previous assessed
$284,761
+0.0% YoY
Effective rate
4.47%
On assessed value
Assessed land
$117,500
Assessed improvement
$167,261
Applied tax rate
51.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1981
Construction
WOOD
Heating
NONE
Units
2
Total area
4,000 SF
Lot
0.49 ac (21,389 SF)
Zoning code
HSD
APN
054-171-006-000
UPID
US09-7175528
Jurisdiction
PLACER
Zoning & alternative use
HSD · Auburn, CA
Zoning HSD · permitted uses
HSD · 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.
Building & site characteristics
From public records
Year built
1981
Construction
WOOD
Heating
NONE
Units
2
Lot
0.49 ac
Current owner
From public records · entity-resolved
Charles L Forsyth
Individual
Mailing address
3500 NANCY DR, AUBURN, CA 95602-8812
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2022
—
Charles L Forsyth
Charles L Forsyth
Intrafamily Transfer
related
$750,000 · River Valley Community Bank
Jun 4, 2002
—
Lyon Trust
Lyon,gary & Panfila Q
Quit Claim Deed
related
—
Sep 6, 2001
—
Forsyth Trust
Forsyth,charles L & Bobbi J
Quit Claim Deed
related
—
—
—
Forsyth Family Trust
—
Deed Of Trust
related
$767,000 · Community First 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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