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Property profile & analytics
OFF-MARKET
Estimated value
$2,730,000
Retail space
2220 Gold Spgs Ct Gold River, CA 95670-4474
Entity Owned
30-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1589382
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Construction
TILT-UP CONCRETE
Total area
17,758 SF
Lot
1.27 ac (55,321 SF)
Zoning code
GC
APN
069-0270-007-0000
UPID
US09-1589382
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
by Request
CAP Approach
CAP
$3.56M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.73M
Owner & transaction history
Gold River Village Associates · 30 yrs held
Gold River Village Associates
since 1996
7 recorded transactions
Zoning & alternative use
GC · Gold River, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.2M
+1.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,855,000
6.5%
$3,555,000
7%
$3,305,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,085,000
Current use
COMMERCIAL (GENERAL)
$4,150,000
Change: +2% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,515,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$2.73M
Range $2.46M – $3.00M · ±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
$154 / 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
$46,602
Tax year 2024
Assessed value
$3,855,039
Assessed 2024
Previous assessed
$3,855,039
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$765,742
Assessed improvement
$3,089,297
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
17,758 SF
Lot
1.27 ac (55,321 SF)
Zoning code
GC
APN
069-0270-007-0000
UPID
US09-1589382
Jurisdiction
SACRAMENTO
Zoning & alternative use
GC · Gold River, CA
Zoning GC · permitted uses
GC · Gold River, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gold River. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$4.2M
INDUSTRIAL (GENERAL)
Est. value
$3.5M
RETAIL STORES Current
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
1.27 ac
Current owner
From public records · entity-resolved
Gold River Village Associates
Entity
Mailing address
1014 2ND ST STE #300, SACRAMENTO, CA 95814-3219
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1996
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2016
—
Gold River Village Associates
—
Deed
related
$2,550,000 · American River Bk
Jun 27, 1996
—
Gold River Village Associates
Swanson,roger & Lynn
Trustees Deed
$2,600,000 · Sun Life Assurance Co Canada
Jun 27, 1996
$1,532,500
Gold River Village Associates
Scurfield,ralph
Trustees Deed
—
Dec 29, 1994
$3,850,000
Ralph Scurfield
River City Bank
Grant Deed
—
Dec 16, 1994
—
River City Bank
Village Marketplace II
Grant Deed
related
—
Jan 22, 1988
$529,500
Market P Village
Gold
Grant Deed
$1,775,000 · River City Bank
—
—
Village Marketpl
—
Deed Of Trust
related
$2,000,000 · River City Bank
—
—
Gold River Village Associates
—
Deed Of Trust
related
$2,550,000 · American River Bk
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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