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Property profile & analytics
OFF-MARKET
Estimated value
$18,315,000
Retail space
2550 Bell Rd Auburn, CA 95603-2502
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-9223272
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1994
Construction
TILT-UP CONCRETE
Total area
58,492 SF
Lot
5.8 ac (252,648 SF)
Zoning code
C2BC
APN
052-480-002-000
UPID
US09-9223272
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
-
Safeway Pharmacy Pharmacy
-
Safeway Bakery Specialty Food Shop
-
Safeway Bakery Bakery Specialty Food Shop
-
Redbox Cinema (Bike/Boat/Book/etc) Store
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$17.50M
Comparable Approach
Comparable
$14.70M
Blend (final)
Blend
$18.32M
Owner & transaction history
Afp 1 Holdings LLC · 3 yrs held
Afp 1 Holdings LLC
since 2023
Last sale
$20.5M
7 recorded transactions
Zoning & alternative use
C2BC · Auburn, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$24.9M
+134.9%
Restaurant
$22.8M
+115.2%
Auto repair, garage
$15.7M
+48.3%
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
$18,375,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$18,950,000
6.5%
$17,495,000
7%
$16,245,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$24,900,000
Change: +135% · Conversion: Difficult
RESTAURANT
$22,810,000
Change: +115% · Conversion: Easy
AUTO REPAIR, GARAGE
$15,720,000
Change: +48% · Conversion: Difficult
COMMERCIAL (GENERAL)
$13,625,000
Change: +29% · Conversion: Easy
MEDICAL BUILDING
$13,455,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$18.32M
Range $16.48M – $20.15M · ±10% · vs last sale $20.50M (Jun 26 2023)
Last sale anchor
$20.50M
Jun 26 2023
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
$313 / 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
$219,578
Tax year 2024
Assessed value
$19,367,158
Assessed 2024
Previous assessed
$19,367,158
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$3,216,605
Assessed improvement
$16,150,553
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1994
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Total area
58,492 SF
Lot
5.8 ac (252,648 SF)
Zoning code
C2BC
APN
052-480-002-000
UPID
US09-9223272
Jurisdiction
PLACER
Zoning & alternative use
C2BC · Auburn, CA
Zoning C2BC · permitted uses
C2BC · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$24.9M
RESTAURANT
Est. value
$22.8M
AUTO REPAIR, GARAGE
Est. value
$15.7M
COMMERCIAL (GENERAL)
Est. value
$13.6M
MEDICAL BUILDING
Est. value
$13.5M
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1994
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Lot
5.8 ac
Current owner
From public records · entity-resolved
Afp 1 Holdings LLC
Entity
Mailing address
250 E PARKCENTER BLVD, BOISE, ID 83706-3940
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 26, 2023
$20,500,000
Afp 1 Holdings LLC
175 Executive House LLC
Grant Deed
—
Feb 4, 2020
—
175 Executive House LLC
Cf Albert Propco III LLC
Grant Deed
$8,000,000 · Provident Bank
Jul 2, 2019
$16,218,016
Cf Albert Propco III LLC
Safewayinc
Grant Deed
$425,700,000 · Wells Fargo Bank National Associati
May 16, 1995
—
Cathedral Properties INC
Safeway INC
Grant Deed
$4,875,000 · Wells Fargo Bank
Aug 9, 1993
—
Bell Investors
Cathedral Proper
Quit Claim Deed
related
—
Jan 15, 1991
$2,675,000
Cathedral Proper
New,discovery In
Grant Deed
—
—
—
Safeway INC
—
Deed Of Trust
related
$1,145,000,000 · Wilmington Tr
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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