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Property profile & analytics
OFF-MARKET
Estimated value
$4,045,000
Grocery and convenience stores
10846 Bear Holw Dr Rancho Cordova, CA 95670-6471
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-3501819
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2022
Construction
TILT-UP CONCRETE
Total area
23,256 SF
Zoning code
RC (ZSPA)
APN
072-2360-046-0000
UPID
US09-3501819
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
-
Sprouts Farmers market Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.66M
Comparable Approach
Comparable
$2.54M
Blend (final)
Blend
$4.05M
Owner & transaction history
ELLIOTT ASHTON PLACE LLC
ELLIOTT ASHTON PLACE LLC
Zoning & alternative use
RC (ZSPA) · Rancho Cordova, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$6.7M
+24.5%
Medical building
$6.1M
+13.2%
Auto repair, garage
$6.0M
+12.2%
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%
$5,045,000
6.5%
$4,660,000
7%
$4,325,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,350,000
Current use
APARTMENT HOUSE (5+ UNITS)
$6,660,000
Change: +25% · Conversion: Difficult
MEDICAL BUILDING
$6,055,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,005,000
Change: +12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,430,000
Change: +2% · Conversion: Easy
INDUSTRIAL (GENERAL)
$4,605,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$4.05M
Range $3.64M – $4.45M · ±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
$174 / 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
$85,276
Tax year 2024
Assessed value
$6,303,124
Assessed 2024
Previous assessed
$6,303,124
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$1,407,124
Assessed improvement
$4,896,000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2022
Construction
TILT-UP CONCRETE
Buildings
2
Stories
1
Total area
23,256 SF
Zoning code
RC (ZSPA)
APN
072-2360-046-0000
UPID
US09-3501819
Jurisdiction
SACRAMENTO
Zoning & alternative use
RC (ZSPA) · Rancho Cordova, CA
Zoning RC (ZSPA) · permitted uses
RC (ZSPA) · 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
RETAIL STORES Current
Est. value
$5.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.7M
MEDICAL BUILDING
Est. value
$6.1M
AUTO REPAIR, GARAGE
Est. value
$6.0M
COMMERCIAL (GENERAL)
Est. value
$5.4M
INDUSTRIAL (GENERAL)
Est. value
$4.6M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
2022
Construction
TILT-UP CONCRETE
Stories
1
Buildings
2
Current owner
From public records · entity-resolved
ELLIOTT ASHTON PLACE LLC
Entity
Free & Clear · 0 yrs held
Mailing address
340 PALLADIO PKWY STE #521, FOLSOM, CA 95630-8832
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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