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Property profile & analytics
OFF-MARKET
Estimated value
$9,300,000
Apartment buildings
2320 Heather Gln Ln, Rancho Cordova, CA 95670-2349
Entity Owned
3-yr Hold
Absentee Owner
Property ID
US09-0559658
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1979
Construction
WOOD
Total area
16,860 SF
Lot
1.6 ac (69,696 SF)
Zoning code
RD 20
APN
057-0010-030-0000
UPID
US09-0559658
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
$10.39M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.49M
Blend (final)
Blend
$9.30M
Owner & transaction history
Coloma Woods Community Partners LP · 3 yrs held
Coloma Woods Community Partners LP
since 2022
Last sale
$8.5M
5 recorded transactions
Zoning & alternative use
RD 20 · Rancho Cordova, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.9M
+64.2%
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
$11,620,000
ML approach
$10,390,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$7,930,000
Change: +64% · Conversion: Difficult
Blend value · Realmo final
$9.30M
Range $8.37M – $10.23M · ±10% · vs last sale $8.50M (Dec 22 2022)
Last sale anchor
$8.50M
Dec 22 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
$552 / 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
$913
Tax year 2024
Assessed value
$8,664,900
Assessed 2024
Previous assessed
$8,664,900
+0.0% YoY
Effective rate
0.01%
On assessed value
Assessed land
$1,122,000
Assessed improvement
$7,542,900
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1979
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
29
Total area
16,860 SF
Lot
1.6 ac (69,696 SF)
Zoning code
RD 20
APN
057-0010-030-0000
UPID
US09-0559658
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD 20 · Rancho Cordova, CA
Zoning RD 20 · permitted uses
RD 20 · 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
RESTAURANT
Est. value
$7.9M
RESTAURANT
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
Heating
NONE
Stories
1
Buildings
2
Units
29
Lot
1.6 ac
Current owner
From public records · entity-resolved
Coloma Woods Community Partners LP
Entity
Mailing address
17782 SKY PARK CIR, IRVINE, CA 92614-6404
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2022
$8,495,000
Coloma Woods Community Partners LP
Ralph M Tornatore
Grant Deed
$6,386,700 · Greystone Funding Company LLC
Mar 16, 2006
—
Tornatore Family Trust
Tornatore,ralph & Terri
Quit Claim Deed
related
—
Feb 28, 2006
—
Ralph M Tornatore
Ralph Tornatore
Intrafamily Transfer
related
$1,250,000 · Washington Mutual Bank
Oct 21, 2002
$1,400,000
Ralph Tornatore
Coloma Woods LP
Grant Deed
$600,000 · Washington Mutual Fsb
May 22, 2002
—
Kenneth A Bansemer
Woods,coloma
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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