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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Commercial land
845 Louise Ave Yuba City, CA 95991-3846
Entity Owned
2-yr Hold
Free & Clear
Property ID
US10-1783771
Property summary
AI-generated overview
This 0.83-acre residential lot in Yuba City, CA (APN 52-141-083) is priced at $479,000. Located at 845 Louise Ave, 95991, this property boasts a highly visible corner location at the intersection of Louise and Stafford Avenues. Its strategic placement offers excellent visibility, situated next to established businesses including a 99 Cent Store, McDonald's, Palisades, and the Bonanza Motel. The lot is improved with readily available city sewer and water services, along with existing curb, gutter, and sidewalk infrastructure. Gas and electric services are provided by PG&E. The permitted zoning is C3, making it suitable for a multi-family development. Preliminary plans suggest the potential for a 24-unit multi-family project. This exceptional location and existing infrastructure present a unique opportunity for developers seeking a prime location in a thriving area of Yuba City. The property's high visibility and proximity to established businesses make it an ideal investment for a variety of residential projects. Serious inquiries are encouraged.
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.8 ac (34,848 SF)
APN
052-141-038-000
UPID
US10-1783771
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$770k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$770k
Owner & transaction history
Highmark Land Company LLC · 2 yrs held
Highmark Land Company LLC
since 2024
Last sale
$770,000
6 recorded transactions
Zoning & alternative use
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 Yuba City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Yuba City 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
$770,000
ML approach
$770,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$770k
Range $693k – $847k · ±10% · vs last sale $770k (Apr 19 2024)
Last sale anchor
$770k
Apr 19 2024
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
—
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 2023Property tax & assessments
Tax year 2023
Tax billed
$4,866
Tax year 2023
Assessed value
$441,873
Assessed 2024
Previous assessed
$433,209
+2.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$441,873
Applied tax rate
1.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.8 ac (34,848 SF)
APN
052-141-038-000
UPID
US10-1783771
Jurisdiction
SUTTER
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
0.8 ac
Current owner
From public records · entity-resolved
Highmark Land Company LLC
Entity
Free & Clear · 2 yrs held
Mailing address
469 CENTURY PARK DR, YUBA CITY, CA 95991-5700
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2024
—
Highmark Land Company LLC
Highmark Land Company LLC
Intrafamily Transfer
related
—
Dec 26, 2023
—
Highmark Land Company LLC
Highmark Land Company LLC
Intrafamily Transfer
related
$200,000 · Oak Valley Community Bank
Aug 14, 2009
—
Only Stores 99c
Highmark Land
Grant Deed
related
—
Jul 21, 2009
—
Highmark Land Co
Owner,record
Grant Deed
related
—
Apr 10, 2009
$770,000
Highmark Land Co
Bor,jacobus J
Grant Deed
$470,000 · Bank Of Feather River
—
—
Highmark Land Co LLC
—
Deed Of Trust
related
$250,000 · Bank Of Feather River
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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