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Property profile & analytics
FOR SALE
Office buildings
2339 Gold Meadow Way Gold River, CA 95670
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-1033030
For Sale
1 / 18
$4,920,000
2339 Gold Meadow Way, Gold River, CA 95670
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1984
Construction
CONCRETE
Total area
46,336 SF
Lot
2.81 ac (122,403 SF)
Zoning code
MP
APN
069-0280-025-0000
UPID
US09-1033030
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
by Request
Comparable Approach
Comparable
$5.34M
Blend (final)
Blend
$4.92M
Owner & transaction history
Arc Gold River LLC
Arc Gold River LLC
since 2026
7 recorded transactions
Zoning & alternative use
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,040,000
Current use
Blend value · Realmo final
$4.92M
Range $4.43M – $5.41M · ±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
$106 / 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
$74,516
Tax year 2024
Assessed value
$5,100,000
Assessed 2024
Previous assessed
$5,100,000
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$1,200,000
Assessed improvement
$3,900,000
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 Sale
Year built
1984
Construction
CONCRETE
Heating
NONE
Buildings
2
Stories
2
Total area
46,336 SF
Lot
2.81 ac (122,403 SF)
Zoning code
MP
APN
069-0280-025-0000
UPID
US09-1033030
Jurisdiction
SACRAMENTO
Zoning & alternative use
MP · Gold River, CA
Zoning MP · permitted uses
MP · 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
OFFICE BUILDING Current
Est. value
$7.0M
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
1984
Construction
CONCRETE
Heating
NONE
Stories
2
Buildings
2
Lot
2.81 ac
Current owner
From public records · entity-resolved
Arc Gold River LLC
Entity
Mailing address
3432 LAS TABLAS WILLOW CRK RD, PASO ROBLES, CA 93446-7653
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Jan 26, 2026
$3,000,000
Arc Gold River LLC
2022 Restated Tcherkoyan Family Tru
Grant Deed
$2,000,000 · 2022 Restated Tcherkoyan Family Tru
Nov 19, 2018
—
Tcherkoyan Family Trust
Tcherkoyan 2006 Family Trust
Quit Claim Deed
related
$2,499,900 · Poppy Bk
Aug 24, 2011
—
Gregory N Tcherkoyan
Gregory N Tcherkoyan
Intrafamily Transfer
related
$3,090,000 · Wells Fargo Bank NA
Sep 30, 2004
$6,900,000
Tcherkoyan Family Trust
Tom 2000 Family Trust
Grant Deed
$3,600,000 · Sun Life Assurance Co
Apr 30, 2002
—
Tom Trust
Gold River LP
Grant Deed
$3,250,000 · Washington Mutual Fsb
Jan 20, 2000
—
Panattoni Investments LLC
Christian Brothers High School
Grant Deed
related
—
Dec 28, 1999
—
Robert A Sylva
Sylva,sarah
Quit Claim Deed
related
—
Jul 31, 1998
—
Sylva Family Properties
Sylva Family Properties
Quit Claim Deed
related
$2,250,000 · Union Bank Of California Ttee
Mar 31, 1992
$450,000
Panattoni,carl D
Gold River Ltd
Trustees Deed
—
Jan 31, 1992
$4,100,000
Panattoni Catlin
Gold Express Pro
Trustees Deed
$3,196,700 · Sacramento Savings Bank
Jan 31, 1992
$903,500
Gold River Ltd P
Panattoni Catlin
Trustees 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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