Two Office Suites in Professional
For Sale
Contact for pricing
400 Plaza Dr, Folsom, CA 95630
Two office suites offered in a professional centre with abundant parking and access near Blue Ravine Rd and Folsom Blvd.
Property Size3,402 SF
Price / SF$245
Days on Market18
Property Features for 400 Plaza Dr
General Information
Standard status
Active
Size
3,402 SF
Property subtype
OFFICE
Listing Agency:
Crossroad Ventures Group
(916) 788-9731
Listed By:
Jim Esway · License #00820384
(916) 788-9731
Source:
Moodyscre
Added: Jul 26
Changed: Jul 27
Last Checked: Aug 12 at 11:49AM
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 Crossroad Ventures Group
Investment Insights
Based on property information with market context.
Suites 210 and 220 are available for purchase within the Plaza Dr Professional Centre, a well maintained office park. The offering includes office space designed for business use, with ample on-site parking to support employees and visitors.
The centre is positioned off Blue Ravine Rd near Folsom Blvd, with Blue Ravine Rd reporting 17,000 Average Daily Traffic (ADT) and Folsom Blvd at 32,000 ADT. Daily convenience is supported by nearby retail outlets, dining options, banks, and health clubs. The listing also notes a full-service lease structure, with all expenses included in the stated monthly cost.
The centre is positioned off Blue Ravine Rd near Folsom Blvd, with Blue Ravine Rd reporting 17,000 Average Daily Traffic (ADT) and Folsom Blvd at 32,000 ADT. Daily convenience is supported by nearby retail outlets, dining options, banks, and health clubs. The listing also notes a full-service lease structure, with all expenses included in the stated monthly cost.
Key Highlights
- Two office suites (210 & 220) at the Plaza Dr Professional Centre
- Convenient access near Blue Ravine Rd and Folsom Blvd, with 17,000 ADT on Blue Ravine Rd and 32,000 ADT on Folsom Blvd
- Abundant parking in a well‑maintained office park setting
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
$55,908
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
6.71%
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%
$1,118,160
$1.1M
Cap Rate 7%
$798,686
$798.7K
Cap Rate 9%
$621,200
$621.2K
Market Conditions
NOI Build-Up for 3,402 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
$89.8K $26.40/SF
− Vacancy
−$15.3K −$4.49/SF
EGI
$74.5K $21.91/SF
− OpEx
−$18.6K −$5.48/SF
NOI
$55.9K $16.43/SF
Area
El Dorado County, CA
Vacancy
17.00%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
25.00%
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%
$1,118,160
Cap Rate 7%
$798,686
Cap Rate 9%
$621,200
Alternative Uses
Best Use
Office B
$798.7K
$698.9K – $931.8K
NOI $55,908 @ 7.0% cap · market cap 6.71%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.22M
$1.06M – $1.42M
NOI $85,139 @ 7.0% cap · market cap 10.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,274
Businesses Nearby
Explore this area
Business Placement
Demographics for 95630, CA
74,787
Population
30,106
Households
2.5
Avg Household Size
41
Median Age
59%
College-Educated
97%
High-School Grad
26.2 sq mi
ZIP Area
2,854
Density / Sq Mi
$139,182
Median Household Income
$74,786
Median Earnings
$2,280
Median Rent
$702,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two office suites offered in a professional centre with abundant parking and access near Blue Ravine Rd and Folsom Blvd.
Where is this office units located?
The property is located at 400 Plaza Dr Folsom, CA.
What is the asking price?
The asking price for this property is $833,490.
What are key features of this property?
This property features: Two office suites (210 & 220) at the Plaza Dr Professional Centre; Convenient access near Blue Ravine Rd and Folsom Blvd, with 17,000 ADT on Blue Ravine Rd and 32,000 ADT on Folsom Blvd; Abundant parking in a well‑maintained office park setting
