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Property profile & analytics
OFF-MARKET
Estimated value
$6,885,000
Apartment buildings
10515 Mls Tower Dr Rancho Cordova, CA 95670-5543
Entity Owned
9-yr Hold
Absentee Owner
Property ID
US09-0560775
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1974
Construction
WOOD
Total area
45,613 SF
Lot
1.95 ac (84,942 SF)
Zoning code
HDR (FBSP)
APN
072-0140-009-0000
UPID
US09-0560775
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
$9.37M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.89M
Owner & transaction history
Mmm Mills Towers LLC · 9 yrs held
Mmm Mills Towers LLC
since 2016
7 recorded transactions
Zoning & alternative use
HDR (FBSP) · Rancho Cordova, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district designates property for the development of residential uses with a density between 20.1 and 40.0 dwelling units per acre. The HDR district is intended for higher density residential development, such as apartments, condominiums, lofts, and other multi-story residential uses. This district is typically located along major roadways and transit co…
Zone name
High Density Residential Folsom Boulevard Specific Plan
General category
RESIDENTIAL
Zone area
29.86 ac
Source
Realmo
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%
$10,145,000
6.5%
$9,365,000
7%
$8,700,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$10,655,000
Change: -18% · Conversion: Moderate
RETAIL STORES
$10,495,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$6.89M
Range $6.20M – $7.57M · ±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
$151 / 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
$67,578
Tax year 2024
Assessed value
$5,689,142
Assessed 2024
Previous assessed
$5,689,142
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,166,273
Assessed improvement
$4,522,869
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
1974
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
64
Total area
45,613 SF
Lot
1.95 ac (84,942 SF)
Zoning code
HDR (FBSP)
APN
072-0140-009-0000
UPID
US09-0560775
Jurisdiction
SACRAMENTO
Zoning & alternative use
HDR (FBSP) · Rancho Cordova, CAZoning 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
Zoning description
This district designates property for the development of residential uses with a density between 20.1 and 40.0 dwelling units per acre. The HDR district is intended for higher density residential development, such as apartments, condominiums, lofts, and other multi-story residential uses. This district is typically located along major roadways and transit corridors near and adjacent to or within service and employment centers. High density residential development is designed to be pedestrian- and transit-friendly
Zone name
High Density Residential Folsom Boulevard Specific Plan
General category
RESIDENTIAL
Zone area
29.86 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$10.7M
RETAIL STORES
Est. value
$10.5M
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
1974
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
64
Lot
1.95 ac
Current owner
From public records · entity-resolved
Mmm Mills Towers LLC
Entity
Mailing address
15600 OAKRIDGE CT, MORGAN HILL, CA 95037-6832
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 27, 2016
$5,000,000
Mmm Mills Towers LLC
Parkwest LP
Grant Deed
$3,490,000 · Private Individual
Aug 21, 2015
$4,700,000
Parkwest LP
Newlands Enterprises LLC
Grant Deed
$3,525,000 · Americanwest Bank
Mar 5, 2013
$2,650,000
Newlands Ents LLC
Patel,babu T
Grant Deed
$1,950,000 · Bank Of Sacramento
Jun 11, 2010
$1,925,000
Babu T Patel
Crp Properties INC
Grant Deed
—
Jun 11, 2010
—
Babu T Patel
Patel,manjula
Quit Claim Deed
related
—
Dec 31, 2009
$1,997,373
Crp Properties INC
California Reconveyance
Trustees Deed
related
—
May 8, 2003
—
Ravi Sanwal
Sanwal,ravi & Manita S
Quit Claim Deed
related
$3,131,000 · Washington Mutual Fsb
Jun 29, 2001
$2,195,000
Ravi Sanwal
Kawasaki,mas & Shizuko
Grant Deed
$1,537,000 · United Commercial Bank
May 28, 1991
—
Kawasaki,mas & S
Equity Preservat
Trustees Deed
$138,250 · Southern California Fed'l S&l
May 28, 1991
$1,975,000
Equity Preservat
Casa Espanol Par
Trustees 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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