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Property profile & analytics
OFF-MARKET
Estimated value
$4,345,000
Flex space
10980 Gold Ctr Dr Rancho Cordova, CA 95670-6034
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0211506
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1991
Construction
TILT-UP CONCRETE
Total area
28,700 SF
Lot
2.77 ac (120,661 SF)
Zoning code
OPMU
APN
072-0600-052-0000
UPID
US09-0211506
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
-
Gold DATA Centers Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.79M
Comparable Approach
Comparable
$4.75M
Blend (final)
Blend
$4.35M
Owner & transaction history
Gold Center Properties LP · 12 yrs held
Gold Center Properties LP
since 2013
7 recorded transactions
Zoning & alternative use
OPMU · Rancho Cordova, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.7M
+18.0%
Retail stores
$6.6M
+16.2%
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%
$3,020,000
6.5%
$2,790,000
7%
$2,590,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,680,000
Current use
COMMERCIAL (GENERAL)
$6,705,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$6,600,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$4.35M
Range $3.91M – $4.78M · ±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
$152,102
Tax year 2024
Assessed value
$12,988,277
Assessed 2024
Previous assessed
$12,988,277
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,442,186
Assessed improvement
$11,546,091
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
28,700 SF
Lot
2.77 ac (120,661 SF)
Zoning code
OPMU
APN
072-0600-052-0000
UPID
US09-0211506
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
INDUSTRIAL (GENERAL) Current
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$6.7M
RETAIL STORES
Est. value
$6.6M
INDUSTRIAL (GENERAL) 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
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
2.77 ac
Current owner
From public records · entity-resolved
Gold Center Properties LP
Entity
Mailing address
2201 COOPERATIVE WAY STE #400, HERNDON, VA 20171-5392
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 20, 2022
—
Edgeconnex Sacramento Holdings LLC
—
Deed
related
—
Nov 27, 2019
—
Edgeconnex Sacramento Hldgs Ll
—
Deed
related
—
Aug 9, 2016
—
Edgeconnex Sacramento Holdings
—
Deed
related
$140,000,000 · Webster Bk NA
Jul 12, 2016
—
Edgeconnex Sacramento Holdings
—
Deed
related
$40,000,000 · Alostar Bk/commerce
Oct 31, 2013
—
Gold Center Properties LP
Gold Center Properties
Quit Claim Deed
—
Oct 10, 2013
$2,300,000
Gold Center Properties
Tom Family 2000 Trust
Grant Deed
$1,840,000 · Tom Family 2000 Trust (rt)
Jul 3, 2007
—
Arthur B Tom
Pablo E Perez
Grant Deed
$2,100,000 · Wells Fargo Bank NA
Jul 31, 2003
—
Pablo E Perez
Panattoni Investment
Grant Deed
$1,800,000 · Wells Fargo Bank
Jul 10, 2003
—
Panattoni Investments LLC
Bianchi Joint Venture
Grant Deed
related
—
Jan 23, 2003
—
Joint Venture Bianchi
Apl Ltd
Quit Claim Deed
related
—
Jul 13, 1993
$200,000
Moran,timothy D
Bianchi,tito J
Trustees Deed
related
—
Jul 13, 1993
—
Bianchi,tito J
Brown,peter W
Trustees Deed
related
—
Dec 24, 1991
$250,000
Clarence Ferrari
Bianchi,tito J
Grant Deed
related
—
Nov 27, 1990
—
Tito J Bianchi
Bianchi Cameron
Quit Claim Deed
related
$2,000,000 · Wells Fargo Bank
Apr 12, 1990
—
Amb Rancho Cordo
Prospect Park We
Grant Deed
$3,300,000 · Bank Of San Francisco
—
—
Park We Prospect
—
Deed Of Trust
related
$4,600,000 · First National Bank
—
—
Pablo E Perez
—
Deed Of Trust
related
$400,000 · Wells Fargo Bank
—
—
Edgeconnex Sacramento Hldgs Ll
—
Deed Of Trust
related
—
—
—
Edgeconnex Sacramento Holdings
—
Deed Of Trust
related
$40,000,000 · Midcap Financial Trust Midcap Financial Trust
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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