Mixed-Use Retail and Gas
For Sale
Contact for pricing
10501 Folsom Blvd, Rancho Cordova, CA 95670
Mixed-use offering with a four-pump gas station, convenience store, restaurant, and retail/flex buildings across two parcels.
Property Size11,540 SF
Lot Size30.31 Acres
Price / SF$238.30
Days on Market132
Property Features for 10501 Folsom Blvd
General Information
Standard status
Active
Size
11,540 SF
Lot size
30.31 Acres
Property subtype
RETAIL
Zoning
Commercial Mixed Use
Additional Details
Business Included
Yes
Listing Agency:
Century 21 - Mueller Commercial | Sacramento
(916) 704-9341
Listed By:
Cameron Freelove
(916) 613-3899
Source:
Moodyscre
Added: May 4
Changed: Aug 14
Last Checked: Sep 11 at 11:00AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Century 21 - Mueller Commercial | Sacramento
Investment Insights
Based on property information with market context.
This mixed-use investment and owner-user opportunity is located at 10501–10535 Folsom Boulevard and includes a gas station, convenience store, restaurant, and retail/flex buildings across two parcels. The gas component features a four-pump station, and the convenience store building totals approximately 33,040 square feet. The adjacent retail/flex building totals approximately 38,500 square feet and includes a vacant suite with multiple roll-up doors, restrooms, and a flexible configuration, along as the established El Ray Taqueria restaurant with recent infrastructure improvements.
The property is zoned Commercial Mixed Use within the Folsom Boulevard Specific Plan, supporting a range of retail and service-oriented uses. Additional retail suites are available for lease in the adjacent building, and the broader area is described as having a mix of strong surrounding national retailers including Walmart, Safeway, Planet Fitness, Harbor Freight, Pep Boys, Carl’s Jr., and Viva Supermarket.
The offering totals approximately 11,540 square feet across two parcels (APNs 057-0223-008 and 057-0223-017), and includes both in-place operations and available flexible retail suite space.
The property is zoned Commercial Mixed Use within the Folsom Boulevard Specific Plan, supporting a range of retail and service-oriented uses. Additional retail suites are available for lease in the adjacent building, and the broader area is described as having a mix of strong surrounding national retailers including Walmart, Safeway, Planet Fitness, Harbor Freight, Pep Boys, Carl’s Jr., and Viva Supermarket.
The offering totals approximately 11,540 square feet across two parcels (APNs 057-0223-008 and 057-0223-017), and includes both in-place operations and available flexible retail suite space.
Key Highlights
- Mixed‑use property at 10501–10535 Folsom Boulevard in Rancho Cordova with gas station, convenience store, restaurant, and retail/flex buildings.
- Approximately 11,540 SF across two parcels (APNs 057‑0223‑008 and 057‑0223‑017).
- Includes a four‑pump gas station and a 33,040 SF convenience store building on 30.31 acres.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$150,231
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.46%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,004,620
$3.0M
Cap Rate 7%
$2,146,157
$2.1M
Cap Rate 9%
$1,669,233
$1.7M
Market Conditions
NOI Build-Up for 11,540 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$227.1K $19.68/SF
− Vacancy
−$12.5K −$1.08/SF
EGI
$214.6K $18.60/SF
− OpEx
−$64.4K −$5.58/SF
NOI
$150.2K $13.02/SF
Area
Sacramento County, CA
Vacancy
5.50%
Lease Rate
$19.68 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,004,620
Cap Rate 7%
$2,146,157
Cap Rate 9%
$1,669,233
Alternative Uses
Best Use
Retail
$2.15M
$1.88M – $2.50M
NOI $150,231 @ 7.0% cap · market cap 5.46%
Second Best
Specialty Retail
$2.10M
$1.84M – $2.45M
NOI $146,829 @ 7.0% cap · market cap 5.34%
Theoretical Best
Office A
$3.07M
$2.69M – $3.59M
NOI $215,201 @ 7.0% cap · market cap 7.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
859
Businesses Nearby
253k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 35%
Dining 26%
Shops & Services 22%
Groceries 16%
Walmart
Superstores
88,174 visits/mo
0.3 miles
Safeway
Groceries
41,361 visits/mo
0.2 miles
Jack in the Box
Dining
15,931 visits/mo
0.4 miles
Taco Bell
Dining
15,858 visits/mo
0.5 miles
Bank of America
Shops & Services
13,182 visits/mo
0.2 miles
Demographics for 95670, CA
57,988
Population
22,779
Households
2.5
Avg Household Size
38
Median Age
32%
College-Educated
89%
High-School Grad
12.9 sq mi
ZIP Area
4,495
Density / Sq Mi
$90,414
Median Household Income
$47,271
Median Earnings
$1,693
Median Rent
$463,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Gas station - Mixed-use offering with a four-pump gas station, convenience store, restaurant, and retail/flex buildings across two parcels.
Where is this gas station located?
The property is located at 10501 Folsom Blvd Rancho Cordova, CA.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: Mixed‑use property at 10501–10535 Folsom Boulevard in Rancho Cordova with gas station, convenience store, restaurant, and retail/flex buildings.; Approximately 11,540 SF across two parcels (APNs 057‑0223‑008 and 057‑0223‑017).; Includes a four‑pump gas station and a 33,040 SF convenience store building on 30.31 acres.
