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Property profile & analytics
OFF-MARKET
Estimated value
$1,180,000
Flex space
4050 Cincinnati Ave Rocklin, CA 95765-1407
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-9464012
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2004
Construction
TILT-UP CONCRETE
Total area
3,600 SF
Lot
0.13 ac (5,542 SF)
APN
485-020-001-000
UPID
US09-9464012
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
-
HFS UTV Performance Auto Repair Shop Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$841k
Blend (final)
Blend
$1.18M
Owner & transaction history
Rudy Holdings LLC · 3 yrs held
Rudy Holdings LLC
since 2022
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$965,000
+53.0%
Medical building
$830,000
+31.0%
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 Rocklin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rocklin 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
$1,200,000
ML approach
$1,260,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$965,000
Change: +53% · Conversion: Easy
MEDICAL BUILDING
$830,000
Change: +31% · Conversion: Difficult
Blend value · Realmo final
$1.18M
Range $1.06M – $1.30M · ±10% · vs last sale $1.55M (Sep 23 2022)
Last sale anchor
$1.55M
Sep 23 2022
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
$328 / 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
$8,707
Tax year 2024
Assessed value
$790,500
Assessed 2024
Previous assessed
$790,500
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$178,500
Assessed improvement
$612,000
Applied tax rate
88.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
3,600 SF
Lot
0.13 ac (5,542 SF)
APN
485-020-001-000
UPID
US09-9464012
Jurisdiction
PLACER
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
AUTO REPAIR, GARAGE
Est. value
$965,000
MEDICAL BUILDING
Est. value
$830,000
AUTO REPAIR, GARAGE
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
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.13 ac
Current owner
From public records · entity-resolved
Rudy Holdings LLC
Entity
Mailing address
8906 SPANISH RDG AVE STE #100, LAS VEGAS, NV 89148-1318
Ownership since
2022
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
Sep 23, 2022
—
Rudy Holdings LLC
Daniel Rutan
Grant Deed
$1,240,000 · Cass Commercial Bank
Sep 23, 2022
$1,550,000
Gloria Patri LLC
Rudy Holdings LLC
Grant Deed
$1,240,000 · Cass Commercial Bank
Jul 31, 2018
$475,000
Daniel Rutan
Mosier Holdings LLC
Grant Deed
$450,000 · Mosier Hlds LLC
Jul 31, 2018
—
Daniel Rutan
Rutan,jennifer
Quit Claim Deed
related
—
Aug 15, 2016
$450,000
Mosler Holdings LLC
Geoffrey C & R Trust
Grant Deed
—
Oct 30, 2009
—
Richard S Geoffroy
Mark S Ainsworth
Grant Deed
$196,000 · Us Bank NA
Apr 15, 2005
$410,000
Mark S Ainsworth
Log Cabin Investments LLC
Grant Deed
$307,500 · General Electric Capital Corp
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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