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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
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, 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
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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