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Property profile & analytics
OFF-MARKET
Estimated value
$1,465,000
Commercial land
1250 Joerger Cutoff Rd El Dorado Hills, CA 95762-5505
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-1944564
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1979
Construction
WOOD FRAME
Total area
3,360 SF
Lot
9.53 ac (415,126 SF)
Zoning code
A
APN
121-280-003-000
UPID
US10-1944564
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
$1.43M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$954k
Blend (final)
Blend
$1.47M
Owner & transaction history
Lakehills Communty Covenant Church · 4 yrs held
Lakehills Communty Covenant Church
since 2021
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
A · El Dorado Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.3M
+176.9%
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
$1,550,000
ML approach
$1,430,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,255,000
Change: +177% · Conversion: Easy
Blend value · Realmo final
$1.47M
Range $1.32M – $1.61M · ±10% · vs last sale $1.70M (Aug 25 2021)
Last sale anchor
$1.70M
Aug 25 2021
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
$436 / 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
$18,561
Tax year 2023
Assessed value
$1,768,680
Assessed 2023
Previous assessed
$1,768,680
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,768,680
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1979
Construction
WOOD FRAME
Heating
NONE
Stories
1
Rooms
7
Bathrooms
3
Total area
3,360 SF
Lot
9.53 ac (415,126 SF)
Zoning code
A
APN
121-280-003-000
UPID
US10-1944564
Jurisdiction
EL DORADO
Zoning & alternative use
A · El Dorado Hills, CA
Zoning A · permitted uses
A · El Dorado Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Dorado Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.3M
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
1979
Construction
WOOD FRAME
Heating
NONE
Stories
1
Rooms
7
Bathrooms
3
Lot
9.53 ac
Current owner
From public records · entity-resolved
Lakehills Communty Covenant Church
Entity
Mailing address
7000 ROSSMORE LN, EL DORADO HILLS, CA 95762-7126
Ownership since
2021
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
Aug 25, 2021
$1,700,000
Lakehills Communty Covenant Church
Seeking His Wisdom LLC
Grant Deed
$1,275,000 · National Covenant Properties
Aug 24, 2020
—
Seeking His Wisdom LLC
—
Deed
related
$425,000 · Khamishon Ilya Trust (rt)
Feb 8, 2019
$1,077,500
Seeking His Wisdom LLC
Peerman J & B 2009 F/tr
Grant Deed
$300,000 · Khamishon Ilya Trust (rt)
Mar 26, 2018
—
Peerman,jack & Betty Trust 2009
—
Deed
related
$300,000 · Khamishon Ilya Trust (pt)
Dec 2, 2016
$2,149,000
Peerman,jack & Betty 2009 Trust
Old Republic Title Co|clarksville Prof Busn Park L
Trustees Deed
related
—
Dec 28, 2007
$2,650,000
Clarksville Prof Busn Park LLC
Peerman,jack F & Betty A
Grant Deed
$2,150,000 · Jack F & Betty A Peerman
Mar 8, 1978
$13,500
Jack F Peerman
—
Grant Deed
related
—
—
—
Peerman,jack F & Betty A
—
Deed Of Trust
related
$200,000 · Jp Morgan Chase Bk
—
—
Peerman,jack & Betty Trust 2009
—
Deed Of Trust
related
$300,000 · Khamishon Ilya Trust (pt)
—
—
Seeking His Wisdom LLC
—
Loan Modification
related
$425,000 · Khamishon Ilya Trust (rt)
Dec 19, 1969
—
—
—
Grant Deed
related
—
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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