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Property profile & analytics
OFF-MARKET
Estimated value
$12,700,000
Investment properties
3101 Zinfandel Dr Ste 144 Rancho Cordova, CA 95670-6397
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2625835
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2009
Construction
TILT-UP CONCRETE
Total area
69,419 SF
Lot
3.64 ac (158,558 SF)
Zoning code
CMU
APN
072-0680-051-0000
UPID
US10-2625835
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
$13.70M
Comparable Approach
Comparable
$14.28M
Blend (final)
Blend
$12.70M
Owner & transaction history
Fox Creek Fund LLC · 14 yrs held
Fox Creek Fund LLC
since 2011
7 recorded transactions
Zoning & alternative use
CMU · Rancho Cordova, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$19.9M
+22.6%
Medical building
$18.1M
+11.5%
Auto repair, garage
$17.9M
+10.5%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$14,840,000
6.5%
$13,695,000
7%
$12,720,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$16,215,000
Current use
APARTMENT HOUSE (5+ UNITS)
$19,880,000
Change: +23% · Conversion: Moderate
MEDICAL BUILDING
$18,075,000
Change: +11% · Conversion: Easy
AUTO REPAIR, GARAGE
$17,925,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$15,970,000
Change: -2% · Conversion: Easy
INDUSTRIAL (GENERAL)
$13,740,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$12.70M
Range $11.43M – $13.97M · ±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
$183 / 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
$122,614
Tax year 2024
Assessed value
$10,433,945
Assessed 2024
Previous assessed
$10,433,945
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$1,231,423
Assessed improvement
$9,202,522
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
69,419 SF
Lot
3.64 ac (158,558 SF)
Zoning code
CMU
APN
072-0680-051-0000
UPID
US10-2625835
Jurisdiction
SACRAMENTO
Zoning & alternative use
CMU · Rancho Cordova, CA
Zoning CMU · permitted uses
CMU · 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
COMMERCIAL (GENERAL) Current
Est. value
$16.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$19.9M
MEDICAL BUILDING
Est. value
$18.1M
AUTO REPAIR, GARAGE
Est. value
$17.9M
RETAIL STORES
Est. value
$16.0M
INDUSTRIAL (GENERAL)
Est. value
$13.7M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
3.64 ac
Current owner
From public records · entity-resolved
Fox Creek Fund LLC
Entity
Mailing address
15466 LOS GATOS BLVD STE #109, LOS GATOS, CA 95032-2550
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 2021
—
Fox Creek Fund LLC
—
Deed
related
$8,754,000 · Western Alliance Bank
Aug 11, 2020
—
Fox Creek Fund LLC
—
Deed
related
$639,000 · Boston Private Bk
Apr 4, 2018
—
Fox Creek Fund LLC
—
Deed
related
$8,640,000 · Boston Private Bk
Sep 30, 2011
$3,400,000
Fox Creek Fund LLC
Central Pacific Bank
Grant Deed
$3,400,000 · Borel Private Bank & Trust Co
Jan 29, 2010
$7,000,000
Central Pacific Bk
Foreclosure Resources INC
Trustees Deed
related
—
Aug 28, 2008
$2,000,000
Turner Family Trust
Zinfandel Place LLC
Grant Deed
—
Sep 28, 2007
—
Zinfandel Place LLC
—
Trustees Deed
related
$19,170,000 · Central Pacific Bank
Dec 18, 2006
—
North Sacramento Land Co
Zinfandel Place LLC
Grant Deed
—
Oct 27, 2006
—
Zinfandel Place LLC
Catlin B & G Family Trust
Grant Deed
—
Oct 26, 2005
—
Catlin Benjamin & Gail Trust
Catlin,benjamin S
Quit Claim Deed
related
—
Jan 9, 2003
—
Kac Development 30-33 Remainde
A-m Family LP
Grant Deed
related
—
Apr 27, 2001
—
Benjamin S Catlin
Panattoni,carl D & Mary J
Grant Deed
related
—
—
—
Fox Creek Fund LLC
—
Deed Of Trust
related
$1,440,000 · Borel Private Bank & Trust Co
—
—
Fox Creek Fund LLC
—
Deed Of Trust
related
$8,640,000 · Boston Private Bk
—
—
Fox Creek Fund LLC
—
Deed Of Trust
related
$639,000 · Boston Private 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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