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Property profile & analytics
FOR SALE
Manufacturing properties
2561 Blacks Ln Placerville, CA 95667-3103
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-3324333
No photos on file
For Sale
Contact for pricing
2561 Blacks Ln, Placerville, CA 95667-3103
View Listing →
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1976
Construction
TILT-UP CONCRETE
Total area
6,364 SF
Lot
11.85 ac (516,186 SF)
APN
323-170-013-000
UPID
US09-3324333
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
$535k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$555k
Blend (final)
Blend
$595k
Owner & transaction history
Gabriel Tyler · 5 yrs held
Gabriel Tyler
since 2021
Last sale
$650,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$785,000
+485.9%
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 Placerville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Placerville 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
$595,000
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$785,000
Change: +486% · Conversion: Moderate
Blend value · Realmo final
$595k
Range $536k – $655k · ±10% · vs last sale $650k (Apr 30 2021)
Last sale anchor
$650k
Apr 30 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
$93 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$7,349
Tax year 2023
Assessed value
$676,260
Assessed 2023
Previous assessed
$676,260
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$260,100
Assessed improvement
$416,160
Applied tax rate
72.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
For Sale
Year built
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Total area
6,364 SF
Lot
11.85 ac (516,186 SF)
APN
323-170-013-000
UPID
US09-3324333
Jurisdiction
EL DORADO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$785,000
RETAIL STORES
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
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Lot
11.85 ac
Current owner
From public records · entity-resolved
Gabriel Tyler
Individual
Mailing address
5444 BUCK MTN RD, PLACERVILLE, CA 95667-9737
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2021
$650,000
Gabriel Tyler
Troma J Gillihan
Grant Deed
$530,000 · The Troma J Gillihan Living Trust
Apr 30, 2021
—
Gabriel Tyler
Gia Tyler
Intrafamily Transfer
related
—
Jun 8, 1999
—
Flowers Trust
Gillihan,tromia J
Grant Deed
related
—
Jan 8, 1998
—
Gillihan Trust
Gillihan,troma J
Quit Claim Deed
related
—
Nov 6, 1997
—
Troma Julihan
Flowers,richard I
Quit Claim Deed
related
—
Feb 20, 1996
—
Flowers Trust
Gillhan,troma J
Quit Claim Deed
related
—
Jan 3, 1996
—
Flowers Trust
Gillihan Trust
Grant Deed
related
—
Jun 18, 1980
$15,000
Flowers,troma J|flowers Rev Trust Of 10/6/
—
Grant 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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