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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
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, 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
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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