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Property profile & analytics
FOR SALE
Office buildings
1100 Windfield Way El Dorado Hills, CA 95762
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-0777864
For Sale
1 / 6
$7,160,000
1100 Windfield Way, El Dorado Hills, CA 95762
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Construction
TILT-UP CONCRETE
Total area
47,392 SF
Lot
4 ac (174,240 SF)
APN
117-060-016-000
UPID
US09-0777864
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
$6.41M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.01M
Blend (final)
Blend
$7.16M
Owner & transaction history
Niw90 LLC · 3 yrs held
Niw90 LLC
since 2022
Last sale
$7.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$9.1M
+1.6%
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 El Dorado Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Dorado Hills 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
$6,090,000
ML approach
$6,405,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,950,000
Current use
MEDICAL BUILDING
$9,095,000
Change: +2% · Conversion: Easy
WAREHOUSE, STORAGE
$8,190,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$7.16M
Range $6.44M – $7.88M · ±10% · vs last sale $7.15M (Oct 5 2022)
Last sale anchor
$7.15M
Oct 5 2022
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 2023Property tax & assessments
Tax year 2023
Tax billed
$75,242
Tax year 2023
Assessed value
$7,152,000
Assessed 2023
Previous assessed
$7,152,000
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$271,000
Assessed improvement
$6,881,000
Applied tax rate
54.0000
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
Status
For Sale
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
47,392 SF
Lot
4 ac (174,240 SF)
APN
117-060-016-000
UPID
US09-0777864
Jurisdiction
EL DORADO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$9.0M
MEDICAL BUILDING
Est. value
$9.1M
WAREHOUSE, STORAGE
Est. value
$8.2M
OFFICE BUILDING Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
4 ac
Current owner
From public records · entity-resolved
Niw90 LLC
Entity
Mailing address
170 S BEVERLY DR STE #306, BEVERLY HILLS, CA 90212-3000
Ownership since
2022
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 5, 2022
$7,152,000
Niw90 LLC
Lawson LLC
Grant Deed
$4,300,000 · Bbcn Bank
Dec 15, 2006
—
Lawson LLC
Colyer Family
Quit Claim Deed
related
—
Aug 22, 2005
—
Colyer Family
—
Trustees Deed
related
$3,360,000 · First Bk
Nov 25, 2002
—
Colyer Family LP
—
Trustees Deed
related
$2,100,000 · Western Sierra National Bank
Sep 20, 2000
—
Colyer Family LP
—
Grant Deed
related
$1,900,000 · Western Sierra National Bank
Oct 14, 1999
—
Colyer Flp
Berry Avenue INC
Grant Deed
$300,000 · Roseville 1st National Bank
Dec 18, 1997
—
Berry Avenue INC
Gary & Thurn INC Money Ppp
Grant Deed
related
—
Oct 3, 1997
$190,000
Gray & Thurn INC Mppp
Lesniewski,mary
Grant Deed
—
—
—
Lawson LLC
—
Deed Of Trust
related
$3,412,500 · Roseville Bk/commerce
—
—
Colyer Family LP
—
Deed Of Trust
related
$100,000 · Western Sierra National Bank
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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