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Property profile & analytics
OFF-MARKET
Estimated value
$11,620,000
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
$11.62M
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
Zoning description
RD-20 Zoning District (20 Dwelling Units per Acre Maximum). This district is a high density residential zoning district which allows 18.1 to 20.0 dwelling units per acre. Typical development in this district includes apartments, condominiums, and other high density multifamily dwellings. The district also provides additional living opportunities for people o…
Zone name
Residential
General category
RESIDENTIAL
Zone area
74.97 ac
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
$11.62M
Range $10.46M – $12.78M · ±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
$689 / 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, CAZoning 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
Zoning description
RD-20 Zoning District (20 Dwelling Units per Acre Maximum). This district is a high density residential zoning district which allows 18.1 to 20.0 dwelling units per acre. Typical development in this district includes apartments, condominiums, and other high density multifamily dwellings. The district also provides additional living opportunities for people of varying needs and income levels (e.g., residential care facilities, assisted living facilities, congregate care facilities). 11.
Zone name
Residential
General category
RESIDENTIAL
Zone area
74.97 ac
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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