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Property profile & analytics
OFF-MARKET
Estimated value
$1,760,000
Flex space
4446 Yankee Hl Rd Rocklin, CA 95677-1629
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-6632412
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2006
Construction
TILT-UP CONCRETE
Total area
10,000 SF
Lot
0.84 ac (36,590 SF)
APN
010-010-032-000
UPID
US09-6632412
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
-
Cosmedica Skincare Distribution Center Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.38M
CAP Approach
CAP
$1.90M
Comparable Approach
Comparable
$2.14M
Blend (final)
Blend
$1.76M
Owner & transaction history
Cosmedica Skincare · 3 yrs held
Cosmedica Skincare
since 2022
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.9M
+64.6%
Auto repair, garage
$2.7M
+54.1%
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
$1,430,000
ML approach
$1,380,000
CAP Approach
CAP Return
Estimation
6%
$2,055,000
6.5%
$1,895,000
7%
$1,760,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,745,000
Current use
COMMERCIAL (GENERAL)
$2,870,000
Change: +65% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,685,000
Change: +54% · Conversion: Easy
Blend value · Realmo final
$1.76M
Range $1.58M – $1.94M · ±10% · vs last sale $1.85M (Mar 4 2022)
Last sale anchor
$1.85M
Mar 4 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
$176 / 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
$21,112
Tax year 2024
Assessed value
$1,924,740
Assessed 2024
Previous assessed
$1,924,740
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$312,120
Assessed improvement
$1,612,620
Applied tax rate
4.0000
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
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
10,000 SF
Lot
0.84 ac (36,590 SF)
APN
010-010-032-000
UPID
US09-6632412
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
INDUSTRIAL (GENERAL) Current
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.7M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.84 ac
Current owner
From public records · entity-resolved
Cosmedica Skincare
Individual
Mailing address
4446 YANKEE HL RD, ROCKLIN, CA 95677-1629
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 5, 2022
—
Cosmedica Skincare
Twinlight Properties LLC
Lease
$748,000 · The Mortgage Capital Development Corp
Mar 4, 2022
$1,850,000
Twinlight Properties LLC
Kniesels Propertis 2 LLC
Grant Deed
$925,000 · Farmers & Merchants Bank Of Central
Apr 10, 2019
—
Kniesels Properties-rocklin N
Kniesel,robert L & Thomas C
Quit Claim Deed
related
—
Dec 29, 2006
$1,510,000
Robert L Kniesel
Kms
Grant Deed
—
Dec 29, 2006
—
Robert L Kniesel
Kniesel,kelli A
Quit Claim Deed
related
$1,110,000 · Placer Financial Group LLC
Feb 24, 2006
—
Kms
—
Trustees Deed
related
$4,400,000 · Roseville Bank Of Commerce
Oct 19, 2005
$1,448,370
Kms
Yankee Hill Partners I LLC
Grant Deed
—
—
—
Robert L Kniesel
—
Deed Of Trust
related
$875,000 · Cdc Small Business Finance Co
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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