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Property profile & analytics
FOR SALE
Residential income homes
163 Pleasant Ave Auburn, CA 95603
Entity Owned
4-yr Hold
Property ID
US09-9101336
For Sale
1 / 23
$1,950,000
163 Pleasant Ave, Auburn, CA 95603
View Listing →
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1973
Construction
WOOD
Total area
6,214 SF
Lot
0.27 ac (11,578 SF)
Zoning code
R3
APN
004-062-038-000
UPID
US09-9101336
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
$910k
CAP Approach
CAP
$1.62M
Comparable Approach
Comparable
$1.17M
Blend (final)
Blend
$1.22M
Owner & transaction history
Perito Moreno Holdings LLC · 4 yrs held
Perito Moreno Holdings LLC
since 2021
Last sale
$1.3M
4 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
$1,035,000
ML approach
$910,000
CAP Approach
CAP Return
Estimation
6%
$1,750,000
6.5%
$1,615,000
7%
$1,500,000
Blend value · Realmo final
$1.22M
Range $1.09M – $1.34M · ±10% · vs last sale $1.28M (Sep 10 2021)
Last sale anchor
$1.28M
Sep 10 2021
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
$196 / 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
$19,319
Tax year 2024
Assessed value
$1,328,080
Assessed 2024
Previous assessed
$1,328,080
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$208,080
Assessed improvement
$1,120,000
Applied tax rate
1.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
For Sale
Year built
1973
Construction
WOOD
Heating
NONE
Units
1
Bathrooms
8
Total area
6,214 SF
Lot
0.27 ac (11,578 SF)
Zoning code
R3
APN
004-062-038-000
UPID
US09-9101336
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.
Building & site characteristics
From public records
Year built
1973
Construction
WOOD
Heating
NONE
Units
1
Bathrooms
8
Lot
0.27 ac
Current owner
From public records · entity-resolved
Perito Moreno Holdings LLC
Entity
Mailing address
PO BOX 660163, SACRAMENTO, CA 95866-0163
Ownership since
2021
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
Sep 10, 2021
$1,275,000
Perito Moreno Holdings LLC
Lois Cox
Grant Deed
$865,000 · Safe Cu
Mar 13, 2019
—
Cox,r M & L Survivors Trust
Cox Robert M & Lois Trust
Quit Claim Deed
related
—
Nov 21, 2018
—
Owner Name Unavailable
Cox,robert M
Affidavit Of Death
related
—
Sep 14, 2015
—
Cox,robert M & Lois Trust
Cox Robert M & L Trust
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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