Conditioned NNN-Leased Warehouse with
For Sale
Contact for pricing
11345 Folsom Blvd, Rancho Cordova, CA 95742
Long-term triple net leased warehouse with gas heating, new evaporative coolers in 2025, and solar installed in 2019.
Property Size38,016 SF
Price / SF$149.94
Days on Market220
Property Features for 11345 Folsom Blvd
General Information
Standard status
Active
Size
38,016 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Power
800 amps
Conditioned Warehouse
Yes
Listing Agency:
Kidder Mathews | Sacramento
(916) 970-9700
Listed By:
Peter Winterling · License #00992375
(916) 504-2564
Source:
Moodyscre
Added: Feb 13
Changed: Sep 7
Last Checked: Sep 20 at 8:08AM
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 Kidder Mathews | Sacramento
Investment Insights
Based on property information with market context.
A long-term triple net (NNN) leased warehouse investment offering a full building insulated configuration. The lease is long-term and is stated to expire June 2034, with annual escalations. The warehouse is conditioned with gas heaters and has new evaporative coolers installed in 2025, supporting controlled operations for an established tenant.
The property is located at 11345 Folsom Blvd in Rancho Cordova, CA 95742. Building systems include an 84.5 kW solar system installed in 2019. Electrical capacity is described as 800 amp service.
Parking is identified at 3.5 per 1,000, and the property is positioned for a tenant that values a conditioned warehouse environment within an insulated building envelope.
The property is located at 11345 Folsom Blvd in Rancho Cordova, CA 95742. Building systems include an 84.5 kW solar system installed in 2019. Electrical capacity is described as 800 amp service.
Parking is identified at 3.5 per 1,000, and the property is positioned for a tenant that values a conditioned warehouse environment within an insulated building envelope.
Key Highlights
- NNN lease to established tenant expires June 2034 with annual escalations
- Warehouse conditioned with gas heaters and new evaporative coolers in 2025
- 84.5 kW solar system installed in 2019
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
$291,598
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
5.12%
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%
$5,831,960
$5.8M
Cap Rate 7%
$4,165,686
$4.2M
Cap Rate 9%
$3,239,978
$3.2M
Market Conditions
NOI Build-Up for 38,016 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
$365.0K $9.60/SF
− Vacancy
−$21.9K −$0.58/SF
EGI
$343.1K $9.02/SF
− OpEx
−$51.5K −$1.35/SF
NOI
$291.6K $7.67/SF
Area
Sacramento County, CA
Vacancy
6.00%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
15.00%
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%
$5,831,960
Cap Rate 7%
$4,165,686
Cap Rate 9%
$3,239,978
Alternative Uses
Best Use
Warehouse
$4.17M
$3.64M – $4.86M
NOI $291,598 @ 7.0% cap · market cap 5.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$10.13M
$8.86M – $11.82M
NOI $708,933 @ 7.0% cap · market cap 12.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,144
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95742, CA
16,260
Population
4,941
Households
3.3
Avg Household Size
35
Median Age
52%
College-Educated
95%
High-School Grad
50.4 sq mi
ZIP Area
323
Density / Sq Mi
$154,602
Median Household Income
$72,898
Median Earnings
$2,481
Median Rent
$616,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Warehouse - Long-term triple net leased warehouse with gas heating, new evaporative coolers in 2025, and solar installed in 2019.
Where is this warehouse located?
The property is located at 11345 Folsom Blvd Rancho Cordova, CA.
What is the asking price?
The asking price for this property is $5,700,000.
What are key features of this property?
This property features: NNN lease to established tenant expires June 2034 with annual escalations; Warehouse conditioned with gas heaters and new evaporative coolers in 2025; 84.5 kW solar system installed in 2019
