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Property profile & analytics
OFF-MARKET
Grocery and convenience stores
4500 Rocklin Rd Rocklin, CA 95677-3300
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US09-9143606
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Year built
1988
Construction
WOOD
Total area
2,439 SF
Lot
0.69 ac (30,056 SF)
Zoning code
RC
APN
045-110-042-000
UPID
US09-9143606
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
-
Arco Gas Station
-
ampm Grocery & Convenience Store
-
LibertyX Bitcoin ATM Atm
-
Blue Rhino Propane Exchange Propane Supplier
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Johl Petroleum INC · 17 yrs held
Johl Petroleum INC
since 2008
5 recorded transactions
Zoning & alternative use
RC · Rocklin, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$31,694
Tax year 2024
Assessed value
$2,890,299
Assessed 2024
Previous assessed
$2,890,299
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$946,881
Assessed improvement
$1,943,418
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
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Status
Off-Market
Year built
1988
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Units
1
Total area
2,439 SF
Lot
0.69 ac (30,056 SF)
Zoning code
RC
APN
045-110-042-000
UPID
US09-9143606
Jurisdiction
PLACER
Zoning & alternative use
RC · Rocklin, CAZoning RC · permitted uses
RC · Rocklin, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1988
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Units
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Johl Petroleum INC
Entity
Mailing address
11911 DRY CRK RD, AUBURN, CA 95602-9370
Ownership since
2008
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
Jun 16, 2025
—
Johl Petroleum INC
—
Deed
related
$900,000 · Bp Products North America INC
Jun 10, 2021
—
Johl Petroleum INC
—
Deed
related
$1,500,000 · First Northern Bank Of Dixon
Nov 18, 2008
$1,750,000
Johl Petroleum INC
Bp West Coast Products LLC
Grant Deed
$1,600,000 · Silverado Bank
Jan 30, 2002
—
Bp West Coast Product LLC
Atlantic Richfield Co
Grant Deed
related
—
—
—
Johl Petroleum INC
—
Loan Modification
related
$1,361,875 · Umpqua Bk
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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