Individually Owned 
For Sale
1 / 39
$250,000
13620 Lincoln Way,Unit 313, Auburn, CA 95603
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Property summary
AI-generated overview
This third-floor space in the Sierra Sunrise Office Building in Auburn is configured as two office suites that may be used independently or combined into one larger suite. Suite 360 is approximately 1,075 sq. ft. and Suite 370 is approximately 508 sq. ft., with elevator access to the third-floor location. The suites overlook the Foresthill Bridge within the Sierra Foothills view corridor. The building’s planned unit/HOA coverage is associated with Unit #14 for these suites; the HOA is described as managing most building expenses outside the suite interiors, excluding the rooftop AC condenser, and includes items such as building fire insurance, common-area cleaning and restocking, exterior window cleaning, common-area utilities, landscaping, parking lot and exterior maintenance, roof maintenance, elevator-related costs, and security patrol. The interior layout allows for operation as a single combined footprint or as two separately occupied offices under the same third-floor address.
Property profile
Verified
Property type
Other office properties
Use group
CONDOMINIUM OFFICES
Year built
1991
Construction
WOOD
Total area
1,583 SF
Lot
0.04 ac (1,529 SF)
Zoning code
ARB4
APN
053-170-014-000
UPID
US09-9109226
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$240k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$270k
Owner & transaction history
since 2022
Last sale
$300,000
7 recorded transactions
Zoning & alternative use
ARB4 · Auburn, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 6 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$270k
Value range
$243k – $297k
±10% around blend
Estimated value / SF
$171 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$243k
blend $270k
$297k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,583 SF
Lot area
0.04 ac
Year built
1991
APN
053-170-014-000
Zoning
ARB4
Assessed value
$305,949
Annual tax
$4,540
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$4,540
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$245k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
19.5 mi away · 1,384 SF
19.5 mi away · 1,384 SF
20.6 mi away · 1,801 SF
21.0 mi away · 1,478 SF
21.1 mi away · 1,890 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$270k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 21 sales
$139
+23%
Submarket 36 sales
$213
-20%
County 112 sales
$290
-41%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $171/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$517k
Move the market yield to see immediate price impact.
Value / SF
$327
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$33k
$651k
$465k
$362k
$36k
$724k
$517k
$402k
$40k
$796k
$569k
$442k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$100k
3.8 mi · Feb 2026 · $83/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$4,540
Tax year 2024
Assessed value
$305,949
Assessed 2024
Previous assessed
$305,949
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$69,360
Assessed improvement
$236,589
Applied tax rate
51.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other office properties
Use group
CONDOMINIUM OFFICES
Status
For Sale
Year built
1991
Construction
WOOD
Heating
NONE
Units
1
Total area
1,583 SF
Lot
0.04 ac (1,529 SF)
Zoning code
ARB4
APN
053-170-014-000
UPID
US09-9109226
Jurisdiction
PLACER
Zoning & alternative use
ARB4 · Auburn, CAZoning ARB4 · permitted uses
ARB4 · Auburn, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1991
Construction
WOOD
Heating
NONE
Units
1
Lot
0.04 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
ARB4
Jurisdiction
Auburn, CA
Recorded code
ARB4
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for ARB4 in Auburn, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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