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Property profile & analytics
OFF-MARKET
Estimated value
$18,515,000
Manufacturing properties
10268 Waterman Rd Elk Grove, CA 95624-9403
Entity Owned
17-yr Hold
Free & Clear
Property ID
US10-2064074
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1998
Construction
TILT-UP CONCRETE
Total area
221,556 SF
Lot
20.1 ac (875,556 SF)
Zoning code
HI
APN
134-0181-028-0000
UPID
US10-2064074
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
by Request
CAP Approach
CAP
$18.58M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$18.52M
Owner & transaction history
International Paper Co · 17 yrs held
International Paper Co
since 2008
3 recorded transactions
Zoning & alternative use
HI · Elk Grove, 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 Elk Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Elk Grove 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$20,120,000
6.5%
$18,575,000
7%
$17,245,000
Blend value · Realmo final
$18.52M
Range $16.66M – $20.37M · ±10%
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
$84 / 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
$253,047
Tax year 2024
Assessed value
$22,624,278
Assessed 2024
Previous assessed
$22,624,278
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$7,739,218
Assessed improvement
$14,885,060
Applied tax rate
7.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Rooms
7
Bathrooms
1
Total area
221,556 SF
Lot
20.1 ac (875,556 SF)
Zoning code
HI
APN
134-0181-028-0000
UPID
US10-2064074
Jurisdiction
SACRAMENTO
Zoning & alternative use
HI · Elk Grove, CA
Zoning HI · permitted uses
HI · Elk Grove, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Elk Grove. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Rooms
7
Bathrooms
1
Lot
20.1 ac
Current owner
From public records · entity-resolved
International Paper Co
Entity
Free & Clear · 17 yrs held
Mailing address
PO BOX 2118, MEMPHIS, TN 38101-2118
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2008
$27,433,500
International Paper Co
Weyerhaeuser
Grant Deed
—
Aug 30, 1996
$914,000
Willamette Industries INC
Rosine Trust
Grant Deed
—
Dec 31, 1993
—
Rosine Trust
Rosine Trust
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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