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Property profile & analytics
OFF-MARKET
Estimated value
$14,580,000
Apartment buildings
10460 El Mercado Dr, Rancho Cordova, CA 95670-5907
Entity Owned
19-yr Hold
Absentee Owner
Property ID
US09-0502746
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1976
Construction
WOOD
Total area
73,456 SF
Lot
4.45 ac (193,842 SF)
Zoning code
RD 30
APN
077-0240-049-0000
UPID
US09-0502746
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
-
El Mercado Apartments Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.09M
Comparable Approach
Comparable
$9.00M
Blend (final)
Blend
$14.58M
Owner & transaction history
El Mercado Apts LP · 19 yrs held
El Mercado Apts LP
since 2006
7 recorded transactions
Zoning & alternative use
RD 30 · Rancho Cordova, 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 Rancho Cordova submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rancho Cordova 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%
$16,340,000
6.5%
$15,085,000
7%
$14,005,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$21,040,000
Current use
MEDICAL BUILDING
$19,125,000
Change: -9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$18,965,000
Change: -10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$17,160,000
Change: -18% · Conversion: Moderate
RETAIL STORES
$16,900,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$14.58M
Range $13.12M – $16.04M · ±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
$198 / 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
$175,130
Tax year 2024
Assessed value
$14,856,911
Assessed 2024
Previous assessed
$14,856,911
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$1,379,570
Assessed improvement
$13,477,341
Applied tax rate
8.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
1976
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
104
Total area
73,456 SF
Lot
4.45 ac (193,842 SF)
Zoning code
RD 30
APN
077-0240-049-0000
UPID
US09-0502746
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD 30 · Rancho Cordova, CA
Zoning RD 30 · permitted uses
RD 30 · Rancho Cordova, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rancho Cordova. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$21.0M
MEDICAL BUILDING
Est. value
$19.1M
AUTO REPAIR, GARAGE
Est. value
$19.0M
COMMERCIAL (GENERAL)
Est. value
$17.2M
RETAIL STORES
Est. value
$16.9M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1976
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
104
Lot
4.45 ac
Current owner
From public records · entity-resolved
El Mercado Apts LP
Entity
Mailing address
2291 W MARCH LN STE B215, STOCKTON, CA 95207-6669
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2017
—
El Mercado Apts LP
—
Deed
related
$4,085,000 · Greystone Svcg
Jul 26, 2006
—
El Mercado Apts LP
10460 El Mercado LLC
Grant Deed
$5,000,000 · Washington Mutual Bank
May 4, 2001
—
10460 El Mercado LLC
Shore Trust
Grant Deed
related
—
Aug 12, 1997
—
Mel Mercado Associates LP
Fsf Vineyard Gardens Assocates
Quit Claim Deed
related
—
Jun 8, 1995
—
Fsf El Mercado Associates LP
Western Financial Savings Bank
Trustees Deed
$1,600,000 · Western Financial Savings Bank
Dec 30, 1994
$2,300,000
Western Financial Savings Bank
Totten,donald V
Trustees Deed
related
—
—
—
Donald V H Totten JR.
—
Deed Of Trust
related
$100,000 · Individual
—
—
Fsf El Mercado Associates LP
—
Deed Of Trust
related
$10,000 · Lehman Capital
—
—
Donald V H Totten JR.
—
Deed Of Trust
related
$100,000 · Individual
—
—
El Mercado Apts LP
—
Deed Of Trust
related
$4,085,000 · Greystone Svcg
—
—
Eugene J Williams
—
Deed Of Trust
related
$1,600,000 · Ps Vii LLC
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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