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Property profile & analytics
OFF-MARKET
Estimated value
$3,320,000
Grocery and convenience stores
3960 Grass Vly Hwy Auburn, CA 95602-2011
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9487033
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Year built
2003
Construction
WOOD
Total area
4,011 SF
Lot
1.1 ac (47,916 SF)
Zoning code
C1
APN
051-220-048-000
UPID
US09-9487033
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
-
ATM (Ampm) Atm
-
Power Market Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.07M
Blend (final)
Blend
$3.32M
Owner & transaction history
Hassan & Sons INC · 4 yrs held
Hassan & Sons INC
since 2021
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
C1 · Auburn, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.1M
+101.8%
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
$3,280,000
ML approach
$3,185,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE STATION (FULL SERVICE)
$2,550,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,145,000
Change: +102% · Conversion: Difficult
Blend value · Realmo final
$3.32M
Range $2.99M – $3.65M · ±10% · vs last sale $4.04M (Dec 29 2021)
Last sale anchor
$4.04M
Dec 29 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
$828 / 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
$28,732
Tax year 2024
Assessed value
$2,372,112
Assessed 2024
Previous assessed
$2,372,112
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$598,230
Assessed improvement
$1,773,882
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
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Status
Off-Market
Year built
2003
Construction
WOOD
Heating
NONE
Units
1
Total area
4,011 SF
Lot
1.1 ac (47,916 SF)
Zoning code
C1
APN
051-220-048-000
UPID
US09-9487033
Jurisdiction
PLACER
Zoning & alternative use
C1 · Auburn, CAZoning C1 · permitted uses
C1 · Auburn, CA
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
SERVICE STATION (FULL SERVICE) Current
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.1M
SERVICE STATION (FULL SERVICE) Current
NEIGHBORHOOD: SHOPPING CENTER
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
2003
Construction
WOOD
Heating
NONE
Units
1
Lot
1.1 ac
Current owner
From public records · entity-resolved
Hassan & Sons INC
Entity
Mailing address
2860 N SANTIAGO BLVD, ORANGE, CA 92867-1722
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2024
—
Hassan & Sons INC
—
Deed
related
—
Dec 29, 2021
$4,040,000
Hassan & Sons INC
Darrell Williams Chevron INC
Grant Deed
—
Mar 21, 2001
—
Darrell Williams Chevron INC
—
Trustees Deed
related
$2,270,000 · Sacramento Commercial Bank
Mar 10, 2000
$475,000
Darrell Williams Chevron INC
Payless Cashways INC
Grant Deed
$450,000 · Macchiavelli Trust
Nov 8, 1996
—
Payless Cashways INC
—
Deed Of Trust
related
$500,000,000 · Canadian Imperial Bank Commerc
—
—
Darrell Williams Chevron INC
—
Deed Of Trust
related
$186,985 · Placer Sierra Bank
—
—
Darrell Williams Chevron INC
—
Deed Of Trust
related
$300,000 · Phillips 66 Co
—
—
Darrell Williams Chevron INC
—
Deed Of Trust
related
$200,000 · Tosco Marketing Co
—
—
Darrell Williams Chevron INC
—
Deed Of Trust
related
$617,000 · Edf Resource Capital INC
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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