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Property profile & analytics
FOR LEASE
Office buildings
12009 Foundation Pl Gold River, CA 95670
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-0828478
For Lease
1 / 7
Contact for pricing
12009 Foundation Pl, Gold River, CA 95670
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2001
Construction
TILT-UP CONCRETE
Total area
110,000 SF
Lot
5.79 ac (252,212 SF)
Zoning code
MP (PC) MP
APN
069-0260-017-0000
UPID
US09-0828478
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
$10.18M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.14M
Blend (final)
Blend
$13.42M
Owner & transaction history
Ethan Conrad
Ethan Conrad
since 2025
Last sale
$13.3M
7 recorded transactions
Zoning & alternative use
MP (PC) MP · Gold River, 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 Gold River submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gold River 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
$13,015,000
ML approach
$10,180,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$16,710,000
Current use
Blend value · Realmo final
$13.42M
Range $12.07M – $14.76M · ±10% · vs last sale $13.25M (Sep 23 2022)
Last sale anchor
$13.25M
Sep 23 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
$122 / 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
$165,240
Tax year 2024
Assessed value
$13,515,000
Assessed 2024
Previous assessed
$13,515,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,213,000
Assessed improvement
$10,302,000
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 (MULTI-STORY)
Status
For Lease
Year built
2001
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
3
Total area
110,000 SF
Lot
5.79 ac (252,212 SF)
Zoning code
MP (PC) MP
APN
069-0260-017-0000
UPID
US09-0828478
Jurisdiction
SACRAMENTO
Zoning & alternative use
MP (PC) MP · Gold River, CAZoning MP (PC) MP · permitted uses
MP (PC) MP · Gold River, CA
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
$16.7M
OFFICE BUILDING 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
2001
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Buildings
2
Lot
5.79 ac
Current owner
From public records · entity-resolved
Ethan Conrad
Individual
Mailing address
100 PNE ST STE #1250, SAN FRANCISCO, CA 94111-5235
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Dec 30, 2025
—
Ethan Conrad
Ethan Conrad
Deed
related
$10,000,000 · Bank Of Guam
Dec 10, 2024
$8,519,506
Pfp 8 12009 Foundation Place LLC
Gold River Bravo Owner LLC
Trust Deed
related
—
Sep 23, 2022
$13,250,000
Gold River Bravo Owner LLC
Carlsen Investments LLC
Special Warranty Deed
$13,535,000 · Prime Finance Short Duration Holdin
Aug 16, 2017
—
Carlsen Investments LLC
—
Grant Deed
related
$16,700,000 · Banner Bk
Oct 16, 2008
—
Integres Global Logistics INC
—
Deed Of Trust
related
$94,248,111 · Antares Capital Corp
Jun 7, 2007
—
Integres Global Logistics INC
—
Deed Of Trust
related
$90,000,000 · Antares Capital Corp
Apr 30, 2004
—
Carlsen Investment LLC
Carlsen,james R
Quit Claim Deed
related
—
Mar 31, 2004
—
Carl D Panattoni
Panattoni,mary J
Quit Claim Deed
related
—
Jul 26, 2001
—
James R Carlsen
Carlsen,beth M
Quit Claim Deed
related
—
Apr 25, 2001
—
Landhold INC
Gold Pointe Corporate Center
Quit Claim Deed
related
—
—
—
Pannattonivan Valkenburgh
—
Deed Of Trust
related
$13,200,000 · Manufacturers Life Insurance
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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