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Property profile & analytics
OFF-MARKET
Estimated value
$1,675,000
Super regional malls
10846 Bear Holw Dr Rancho Cordova, CA 95670-6471
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-5032623
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2023
Construction
TILT-UP CONCRETE
Total area
7,867 SF
Zoning code
RC (ZSPA)
APN
072-2360-045-0000
UPID
US09-5032623
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
$1.54M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.68M
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
Zoning description
A special planning area is a land use zone and implementing document that allows for the development of unique and imaginative projects that are otherwise not possible under the current provisions of the zoning code or to protect unique environmental, historic, architectural, and other features that require special consideration
Zone name
Commercial Zinfandel Special Planning Area
General category
COMMERCIAL
Zone area
25.07 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%
$1,670,000
6.5%
$1,540,000
7%
$1,430,000
Blend value · Realmo final
$1.68M
Range $1.51M – $1.84M · ±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
$213 / 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
$40,301
Tax year 2024
Assessed value
$2,946,963
Assessed 2024
Previous assessed
$2,946,963
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$798,163
Assessed improvement
$2,148,800
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2023
Construction
TILT-UP CONCRETE
Stories
1
Total area
7,867 SF
Zoning code
RC (ZSPA)
APN
072-2360-045-0000
UPID
US09-5032623
Jurisdiction
SACRAMENTO
Zoning & alternative use
RC (ZSPA) · Rancho Cordova, CAZoning 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
Zoning description
A special planning area is a land use zone and implementing document that allows for the development of unique and imaginative projects that are otherwise not possible under the current provisions of the zoning code or to protect unique environmental, historic, architectural, and other features that require special consideration
Zone name
Commercial Zinfandel Special Planning Area
General category
COMMERCIAL
Zone area
25.07 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2023
Construction
TILT-UP CONCRETE
Stories
1
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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