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Property profile & analytics
OFF-MARKET
Estimated value
$27,570,000
Office buildings
10850 White Rock Rd Rancho Cordova, CA 95670-6044
Entity Owned
25-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2763698
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1997
Construction
TILT-UP CONCRETE
Total area
192,500 SF
Lot
11.78 ac (513,136 SF)
Zoning code
OPMU
APN
072-0680-052-0000
UPID
US09-2763698
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
-
UC Davis Health - Health Administrative Services Hospital
-
Jones Lang La Salle Property Management Company
-
Marie Chimney Care General Contractor Renovation Specialist
-
ChargePoint Charging Station Electric Vehicle Charging Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$17.08M
Blend (final)
Blend
$27.57M
Owner & transaction history
Cordova LLC · 25 yrs held
Cordova LLC
since 2000
6 recorded transactions
Zoning & alternative use
OPMU · Rancho Cordova, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$45.0M
+53.8%
Retail stores
$44.3M
+51.4%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$29,245,000
Current use
COMMERCIAL (GENERAL)
$44,965,000
Change: +54% · Conversion: Easy
RETAIL STORES
$44,285,000
Change: +51% · Conversion: Moderate
Blend value · Realmo final
$27.57M
Range $24.81M – $30.33M · ±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
$143 / 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
$557,463
Tax year 2024
Assessed value
$47,486,530
Assessed 2024
Previous assessed
$47,486,530
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$4,550,102
Assessed improvement
$42,936,428
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
2
Total area
192,500 SF
Lot
11.78 ac (513,136 SF)
Zoning code
OPMU
APN
072-0680-052-0000
UPID
US09-2763698
Jurisdiction
SACRAMENTO
Zoning & alternative use
OPMU · Rancho Cordova, CA
Zoning OPMU · permitted uses
OPMU · 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
OFFICE BUILDING Current
Est. value
$29.2M
COMMERCIAL (GENERAL)
Est. value
$45.0M
RETAIL STORES
Est. value
$44.3M
OFFICE BUILDING Current
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
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
2
Lot
11.78 ac
Current owner
From public records · entity-resolved
Cordova LLC
Entity
Free & Clear · 25 yrs held
Mailing address
2377 CRENSHAW BLVD STE #300, TORRANCE, CA 90501-3330
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2000
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
Jan 28, 2019
—
Cordova LLC
—
Deed
related
$20,910,000 · Bank Of The West
Oct 5, 2016
—
Cordova LLC
—
Deed
related
$20,910,000 · Bank Of The West
Oct 18, 2000
—
Cordova LLC
Barc LLC
Grant Deed
related
—
—
—
Cordova LLC
—
Loan Modification
related
$20,910,000 · Bank Of The West
—
—
Cordova LLC
—
Loan Modification
related
$20,910,000 · Bank Of The West
—
—
Cordova LLC
—
Deed Of Trust
related
$16,000,000 · Bank Of The West
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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