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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Retail space
895 High St Auburn, CA 95603-4703
Individually Owned
2-yr Hold
Free & Clear
Property ID
US09-9036805
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1946
Total area
3,657 SF
Lot
0.15 ac (6,351 SF)
Zoning code
C2
APN
002-100-011-000
UPID
US09-9036805
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
$480k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$713k
Blend (final)
Blend
$520k
Owner & transaction history
Girolamo Nolivo · 2 yrs held
Girolamo Nolivo
since 2023
Last sale
$550,000
6 recorded transactions
Zoning & alternative use
C2 · Auburn, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$850,000
+28.5%
Medical building
$840,000
+26.9%
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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
$495,000
ML approach
$480,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$665,000
Current use
COMMERCIAL (GENERAL)
$850,000
Change: +29% · Conversion: Easy
MEDICAL BUILDING
$840,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$520k
Range $468k – $572k · ±10% · vs last sale $550k (Nov 16 2023)
Last sale anchor
$550k
Nov 16 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
$142 / 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
$10,424
Tax year 2024
Assessed value
$550,000
Assessed 2024
Previous assessed
$550,000
+0.0% YoY
Effective rate
1.90%
On assessed value
Assessed land
$140,000
Assessed improvement
$410,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1946
Heating
NONE
Units
3
Bathrooms
1
Total area
3,657 SF
Lot
0.15 ac (6,351 SF)
Zoning code
C2
APN
002-100-011-000
UPID
US09-9036805
Jurisdiction
PLACER
Zoning & alternative use
C2 · Auburn, CA
Zoning C2 · permitted uses
C2 · Auburn, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Auburn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$665,000
COMMERCIAL (GENERAL)
Est. value
$850,000
MEDICAL BUILDING
Est. value
$840,000
RETAIL STORES Current
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
1946
Heating
NONE
Units
3
Bathrooms
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Girolamo Nolivo
Individual
Free & Clear · 2 yrs held
Mailing address
538 SAWKA DR, AUBURN, CA 95603-6062
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2023
$550,000
Girolamo Nolivo
Teresa L Johnson
Grant Deed
—
Sep 14, 2011
—
Johnson Wade & T Family Trust
Johnson,wade & Teresa L
Quit Claim Deed
related
—
Mar 10, 2011
—
Pfau Family Trust
Pfau,natalie E
Affidavit Of Death
related
—
Aug 24, 2009
—
Pfau Family Trust
Pfau Family Trust
Quit Claim Deed
related
—
Feb 8, 2001
—
Pfau Trust
Pfau Trust
Quit Claim Deed
related
—
Mar 28, 1995
—
Pfau Trust
Pfau,clemens W & Natalie E
Quit Claim Deed
related
—
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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