New search
Property profile & analytics
OFF-MARKET
Estimated value
$4,435,000
Apartment buildings
10499 Mls Tower Dr, Rancho Cordova, CA 95670-5429
Entity Owned
4-yr Hold
Absentee Owner
Property ID
US09-1242383
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1981
Construction
WOOD
Total area
28,324 SF
Lot
1.99 ac (86,684 SF)
Zoning code
HDR (FBSP)
APN
072-0140-010-0000
UPID
US09-1242383
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
$5.82M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.44M
Owner & transaction history
Capital Residence Company LLC · 4 yrs held
Capital Residence Company LLC
since 2021
6 recorded transactions
Zoning & alternative use
HDR (FBSP) · 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%
$6,300,000
6.5%
$5,815,000
7%
$5,400,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$7,375,000
Change: -9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$7,315,000
Change: -10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,615,000
Change: -18% · Conversion: Moderate
RETAIL STORES
$6,515,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$4.44M
Range $3.99M – $4.88M · ±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
$157 / 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
$43,948
Tax year 2024
Assessed value
$3,681,556
Assessed 2024
Previous assessed
$3,681,556
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$919,456
Assessed improvement
$2,762,100
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 (5+ UNITS)
Status
Off-Market
Year built
1981
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
40
Total area
28,324 SF
Lot
1.99 ac (86,684 SF)
Zoning code
HDR (FBSP)
APN
072-0140-010-0000
UPID
US09-1242383
Jurisdiction
SACRAMENTO
Zoning & alternative use
HDR (FBSP) · Rancho Cordova, CA
Zoning HDR (FBSP) · permitted uses
HDR (FBSP) · 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
MEDICAL BUILDING
Est. value
$7.4M
AUTO REPAIR, GARAGE
Est. value
$7.3M
COMMERCIAL (GENERAL)
Est. value
$6.6M
RETAIL STORES
Est. value
$6.5M
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
1981
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
40
Lot
1.99 ac
Current owner
From public records · entity-resolved
Capital Residence Company LLC
Entity
Mailing address
2443 FAIR OAKS BLVD, SACRAMENTO, CA 95825-7684
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Aug 20, 2021
—
Capital Residence Company LLC
Gordon Building LLC
Grant Deed
$250,000 · Jpmorgan Chase Bank NA
Jan 12, 2007
$2,800,000
Gordon Building LLC
Timothy Ranson
Grant Deed
$2,000,000 · Washington Mutual Bank
Jan 31, 2002
$2,120,000
Timothy Ranson
Peinado,manuel J & Yolanda
Grant Deed
$1,590,000 · United Commercial Bank
Aug 10, 1989
$508,500
Manuel J Peinado
Mills Tower Co
Grant Deed
related
—
—
—
Timothy G Ranson
—
Deed Of Trust
related
$100,000 · Lorenzo & Holly Friar
—
—
Timothy Ranson
—
Deed Of Trust
related
$1,900,000 · Citibank West Fsb
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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