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Property profile & analytics
FOR LEASE
Retail space
450 Main St Newcastle, CA 95658
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-7172170
For Lease
$830,000
450 Main St, Newcastle, CA 95658
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1935
Construction
WOOD
Total area
3,900 SF
Lot
0.1 ac (4,489 SF)
Zoning code
C1
APN
040-163-007-000
UPID
US09-7172170
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
-
Farmers Insurance - Richard Sarris Insurance Agency
-
Paul Morrill Excavating Inc General Contractor Construction Company
-
Background Complete Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$740k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$987k
Blend (final)
Blend
$830k
Owner & transaction history
Ellis Family Enterprises LP · 3 yrs held
Ellis Family Enterprises LP
since 2023
Last sale
$850,000
5 recorded transactions
Zoning & alternative use
C1 · Newcastle, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.1M
+29.6%
Auto repair, garage
$1.1M
+20.2%
Commercial (general)
$940,000
+8.1%
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 Newcastle submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newcastle 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
$720,000
ML approach
$740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$870,000
Current use
OFFICE BUILDING
$1,130,000
Change: +30% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,050,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$940,000
Change: +8% · Conversion: Easy
MEDICAL BUILDING
$895,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $850k (Jan 6 2023)
Last sale anchor
$850k
Jan 6 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
$213 / 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
$9,498
Tax year 2024
Assessed value
$867,000
Assessed 2024
Previous assessed
$867,000
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$96,900
Assessed improvement
$770,100
Applied tax rate
81.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
For Lease
Year built
1935
Construction
WOOD
Heating
NONE
Units
2
Bathrooms
2
Total area
3,900 SF
Lot
0.1 ac (4,489 SF)
Zoning code
C1
APN
040-163-007-000
UPID
US09-7172170
Jurisdiction
PLACER
Zoning & alternative use
C1 · Newcastle, CA
Zoning C1 · permitted uses
C1 · Newcastle, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newcastle. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$870,000
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$940,000
MEDICAL BUILDING
Est. value
$895,000
RETAIL STORES Current
OFFICE BUILDING
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
1935
Construction
WOOD
Heating
NONE
Units
2
Bathrooms
2
Lot
0.1 ac
Current owner
From public records · entity-resolved
Ellis Family Enterprises LP
Entity
Mailing address
1111 JOELLIS WAY, SACRAMENTO, CA 95815-3914
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 17, 2025
—
Ellis Family Enterprises LP
—
Deed
related
$250,000 · Tri Counties Bank
Jan 6, 2023
$850,000
Ellis Family Enterprises LP
Garth L Gullion
Grant Deed
—
Mar 1, 2021
—
Garth L Gullion
Garth L Gullion
Intrafamily Transfer
related
$306,500 · River Valley Community Bank
Feb 28, 2001
$170,000
Gullion Trust
Knorp Trust
Grant Deed
$158,000 · Lewis Trust
—
—
Gullion Trust
—
Deed Of Trust
related
$385,000 · Auburn Community Bank
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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