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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Residential income homes
231 Hoffman Ave Auburn, CA 95603-4211
Trust Owned
5-yr Hold
Absentee Owner
Property ID
US09-9110895
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1934
Construction
WOOD
Total area
4,612 SF
Lot
0.35 ac (15,157 SF)
Zoning code
R3
APN
002-051-005-000
UPID
US09-9110895
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
$440k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$570k
Blend (final)
Blend
$525k
Owner & transaction history
Mirabella,frank J 2014 Trust · 5 yrs held
Mirabella,frank J 2014 Trust
since 2020
Last sale
$550,000
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
$315,000
ML approach
$440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$525k
Range $473k – $578k · ±10% · vs last sale $550k (Aug 26 2020)
Last sale anchor
$550k
Aug 26 2020
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
$114 / 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
$9,956
Tax year 2024
Assessed value
$648,048
Assessed 2024
Previous assessed
$648,048
+0.0% YoY
Effective rate
1.54%
On assessed value
Assessed land
$106,041
Assessed improvement
$542,007
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
Off-Market
Year built
1934
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
NONE
Units
4
Rooms
5
Bathrooms
1
Total area
4,612 SF
Lot
0.35 ac (15,157 SF)
Zoning code
R3
APN
002-051-005-000
UPID
US09-9110895
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
1934
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Units
4
Rooms
5
Bathrooms
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Mirabella,frank J 2014 Trust
Trust
Mailing address
7 CRANHAM CT, PACIFICA, CA 94044-4345
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Aug 26, 2020
—
Mirabella,frank J 2014 Trust
Frank J Mirabella
Quit Claim Deed
related
—
Sep 17, 2014
—
Frank J Mirabella
Mirabella,maria G
Quit Claim Deed
related
—
Sep 17, 2014
$550,000
Frank J Mirabella
Brudigam Family Trust
Grant Deed
$385,000 · Princeton Cap
Dec 31, 2009
$220,635
Brudigam Family Trust
Lapera,harold & Erin
Deed In Lieu Of Foreclosure
related
—
May 11, 2009
—
Sigrid H Brudigam
Brudigam,helmut S
Affidavit Of Death
related
—
Aug 7, 2006
$800,000
Harold Lapera
Brudigam Family Trust
Grant Deed
$750,000 · Brudigam Family Trust
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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