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Property profile & analytics
OFF-MARKET
Estimated value
$4,015,000
Warehouses
5121 Hillsdale Cir El Dorado Hills, CA 95762-5708
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-0035003
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Construction
TILT-UP CONCRETE
Total area
26,496 SF
Lot
2 ac (87,120 SF)
APN
117-085-003-000
UPID
US09-0035003
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
$3.76M
CAP Approach
CAP
$4.38M
Comparable Approach
Comparable
$2.43M
Blend (final)
Blend
$4.02M
Owner & transaction history
Marc Goldman LLC · 5 yrs held
Marc Goldman LLC
since 2021
Last sale
$4.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.1M
+11.0%
Office building
$5.0M
+9.3%
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 El Dorado Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Dorado Hills 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
$3,745,000
ML approach
$3,760,000
CAP Approach
CAP Return
Estimation
6%
$4,745,000
6.5%
$4,380,000
7%
$4,065,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,580,000
Current use
MEDICAL BUILDING
$5,085,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$5,005,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$4.02M
Range $3.61M – $4.42M · ±10% · vs last sale $4.10M (Jun 15 2021)
Last sale anchor
$4.10M
Jun 15 2021
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
$152 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$44,387
Tax year 2023
Assessed value
$4,265,640
Assessed 2023
Previous assessed
$4,265,640
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$520,200
Assessed improvement
$3,745,440
Applied tax rate
76.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
26,496 SF
Lot
2 ac (87,120 SF)
APN
117-085-003-000
UPID
US09-0035003
Jurisdiction
EL DORADO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$5.1M
OFFICE BUILDING
Est. value
$5.0M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
OFFICE BUILDING
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
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
2 ac
Current owner
From public records · entity-resolved
Marc Goldman LLC
Entity
Mailing address
3066 ROUGHRIDER CT, PLACERVILLE, CA 95667-7731
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 6, 2021
—
Marc Goldman LLC
—
Deed
related
$1,694,000 · The Mortgage Capital Development Corp
Jun 15, 2021
$4,100,000
Marc Goldman LLC
Steven A Dringenberg
Grant Deed
$2,090,000 · Calprivate Bank
Mar 23, 2007
—
Dringenberg,steven A Trust
Dringenberg,steven A
Quit Claim Deed
related
—
Jun 19, 2006
—
Steven A Dringenberg
Richard Gularte
Grant Deed
$2,055,000 · Umpqua Bank
Mar 15, 2006
—
Gularte,richard & Katherine L
—
Trustees Deed
related
$180,000 · Johnson Stevenson Trust
Apr 14, 2003
$1,625,000
Richard Gularte
Yure,ronald
Grant Deed
$825,000 · Western Sierra National Bank
Oct 13, 1999
$1,100,000
Yure,ronald
Tout Trust
Trustees Deed
$850,000 · Tout Trust
Oct 13, 1999
—
Charles Segal
Segal,marilyn
Quit Claim Deed
related
—
Mar 21, 1997
$28,000
Tout Trust
King,daniel C & Sandra L
Grant Deed
—
Sep 20, 1990
$90,000
King Daniel C
Klarnebach,fred
Grant Deed
—
—
—
Dringenberg,steven A
—
Deed Of Trust
related
$1,127,176 · Joanne Dringengerg
—
—
Richard Gularte
—
Deed Of Trust
related
$681,000 · Greater Sacramento Certified
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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