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Property profile & analytics
OFF-MARKET
Estimated value
$1,905,000
Warehouses
11560 Elks Cir Rancho Cordova, CA 95742-7357
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US09-5009639
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2021
Total area
17,500 SF
Lot
1.31 ac (57,063 SF)
Zoning code
M-2 (SSSPA
APN
072-0550-014-0000
UPID
US09-5009639
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
-
The Parts Pros Big Box & Wholesale Store Auto Parts Store
-
Sunrise Auto Repair Auto Repair Shop
-
SacMotive Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.07M
Comparable Approach
Comparable
$1.63M
Blend (final)
Blend
$1.91M
Owner & transaction history
Matsoyan LLC · 13 yrs held
Matsoyan LLC
since 2013
7 recorded transactions
Zoning & alternative use
M-2 (SSSPA · Rancho Cordova, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$2,235,000
6.5%
$2,065,000
7%
$1,920,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,940,000
Current use
Blend value · Realmo final
$1.91M
Range $1.71M – $2.10M · ±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
$109 / 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
$27,067
Tax year 2024
Assessed value
$2,296,251
Assessed 2024
Previous assessed
$2,296,251
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$271,633
Assessed improvement
$2,024,618
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2021
Heating
NONE
Buildings
2
Stories
1
Total area
17,500 SF
Lot
1.31 ac (57,063 SF)
Zoning code
M-2 (SSSPA
APN
072-0550-014-0000
UPID
US09-5009639
Jurisdiction
SACRAMENTO
Zoning & alternative use
M-2 (SSSPA · Rancho Cordova, CA
Zoning M-2 (SSSPA · permitted uses
M-2 (SSSPA · 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
WAREHOUSE, STORAGE Current
Est. value
$2.9M
WAREHOUSE, STORAGE Current
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
2021
Heating
NONE
Stories
1
Buildings
2
Lot
1.31 ac
Current owner
From public records · entity-resolved
Matsoyan LLC
Entity
Mailing address
11530 ELKS CIR, RANCHO CORDOVA, CA 95742-7374
Mailing matches property
Yes
Owner-occupied
Yes
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2013
—
Matsoyan LLC
Carroll,william A & Karen D
Grant Deed
related
$475,000 · Plumas Bank
May 15, 2003
—
Hutnick,tr
Hutnick,michael W
Quit Claim Deed
related
—
May 21, 1993
$131,500
William A Carroll
Hutnick,michael
Grant Deed
related
—
Dec 30, 1992
$53,000
Michael W Hutnick
Hutnick,michael
Grant Deed
related
$341,000 · Economic Dev Found Of Sacramen
Mar 18, 1992
—
Michael Hutnick
—
Grant Deed
related
$703,000 · Sacramento First National Bank
Jan 29, 1992
$85,000
Michael Hutnick
B A M M Inv
Quit Claim Deed
related
—
Jan 17, 1990
$170,000
Michael Hutnick
Swimex INC
Grant Deed
$70,000 · Sacramento First National Bank
Aug 12, 1985
$130,000
Swimex INC
Cemo Industrial Tract INC
Grant Deed
related
$45,757
—
—
Michael W Hutnick
—
Deed Of Trust
related
$339,000 · Wells Fargo Bank
—
—
Matsoyan LLC
—
Loan Modification
related
$393,000 · Us Small Business Admn
—
—
Swimex INC
—
Deed Of Trust
related
$252,423 · Hydrotech Chemic
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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