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Property profile & analytics
OFF-MARKET
Estimated value
$47,970,000
Apartment buildings
3250 Laurelhurst Dr Rancho Cordova, CA 95670-5856
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2276202
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
2006
Construction
WOOD
Total area
238,820 SF
Lot
10.99 ac (478,724 SF)
Zoning code
RD 20
APN
077-0040-053-0000
UPID
US10-2276202
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
Current use
Occupant on record · Public records
-
Direct Pavers CA General Contractor
-
Avion Apartments Apartment Complex Apartment Building
-
Irma Gutierrez (Bike/Boat/Book/etc) Store Cosmetic Store
-
Friessen Apps (Bike/Boat/Book/etc) Store Corporate Office
-
Charles Lloyd Fitness Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$49.05M
Comparable Approach
Comparable
$31.97M
Blend (final)
Blend
$47.97M
Owner & transaction history
Tc Avion I LLC · 5 yrs held
Tc Avion I LLC
since 2020
Last sale
$54.5M
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
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%
$53,130,000
6.5%
$49,045,000
7%
$45,540,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$68,400,000
Current use
MEDICAL BUILDING
$62,175,000
Change: -9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$61,665,000
Change: -10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$55,785,000
Change: -18% · Conversion: Moderate
RETAIL STORES
$54,940,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$47.97M
Range $43.17M – $52.77M · ±10% · vs last sale $54.50M (Nov 19 2020)
Last sale anchor
$54.50M
Nov 19 2020
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
$201 / 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
$676,371
Tax year 2024
Assessed value
$57,835,835
Assessed 2024
Previous assessed
$57,835,835
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$5,518,281
Assessed improvement
$52,317,554
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 (100+ UNITS)
Status
Off-Market
Year built
2006
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
208
Total area
238,820 SF
Lot
10.99 ac (478,724 SF)
Zoning code
RD 20
APN
077-0040-053-0000
UPID
US10-2276202
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$68.4M
MEDICAL BUILDING
Est. value
$62.2M
AUTO REPAIR, GARAGE
Est. value
$61.7M
COMMERCIAL (GENERAL)
Est. value
$55.8M
RETAIL STORES
Est. value
$54.9M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
2006
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
208
Lot
10.99 ac
Current owner
From public records · entity-resolved
Tc Avion I LLC
Entity
Mailing address
655 MONTGOMERY ST, SAN FRANCISCO, CA 94111-2635
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Nov 19, 2020
$54,500,000
Tc Avion I LLC
Laurelhurst Drive Fee Owner
Grant Deed
$282,054,200 · M&t Realty Cap Corp
Oct 2, 2019
—
Laurelhurst Drive Fee Owner Ll
—
Deed
related
$31,800,000 · Cibc
Aug 26, 2016
$37,500,000
Laurelhurst Drive Fee Owner Ll
Amfp I Ashgrove LLC
Grant Deed
$28,125,000 · Berkeley Point Cap
Jun 27, 2008
—
Amfp I Ashgrove LLC
The Spanos Corp
Grant Deed
$19,435,000 · Holliday Fenoglio Fowler LP
—
—
Laurelhurst Drive Fee Owner Ll
—
Deed Of Trust
related
$31,800,000 · Cibc
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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