Ground-Floor Office
For Sale
$549,000
193 Blue Ravine Rd Unit 120, Folsom, CA 95630
Fully leased professional suite with occupancy secured through June 2028.
Property Size1,610 SF
Price / SF$340.99
Days on Market14
Property Features for 193 Blue Ravine Rd Unit 120
General Information
Standard status
Active
Size
1,610 SF
Occupancy
100%
Net Operating Income
$28,186
Financials
Asking Price
$549,000
Cap Rate
6%
Gross Income
$44,472
Additional Details
Floor
Ground Floor
Amenities
mature landscaping
large windows
Building Details
Year Built
2005
Tenancy
Single
Listing Agency:
Exp Commercial of California, Inc.
(530) 556-9488
Listed By:
Corey McKinney · License #02081613
Source:
Themorerealestategroup
Added: Aug 17
Changed: Aug 30
Last Checked: Aug 30 at 2:34AM
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 Exp Commercial of California, Inc.
Investment Insights
Based on property information with market context.
This 1,610 SF office condominium occupies a ground-floor position in a professionally managed complex completed in 2005. Large windows provide natural light, while mature landscaping and on-site parking support a polished professional setting. Most routine maintenance costs are covered through the HOA.
The suite is fully leased to an established occupant that has remained in place for more than 13 years. The current lease extends through June 2028 and includes 3% annual rent increases. The property is located at 193 Blue Ravine Rd Unit 120 in Folsom, near major roads, shopping, and everyday services. The reported 6.0% cap rate reflects the existing leased investment profile.
The suite is fully leased to an established occupant that has remained in place for more than 13 years. The current lease extends through June 2028 and includes 3% annual rent increases. The property is located at 193 Blue Ravine Rd Unit 120 in Folsom, near major roads, shopping, and everyday services. The reported 6.0% cap rate reflects the existing leased investment profile.
Key Highlights
- 1,610 SF ground‑floor office condominium
- Fully leased to an established tenant with more than 13 years of occupancy
- Lease term runs through June 2028
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
$26,459
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
4.82%
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%
$529,180
$529.2K
Cap Rate 7%
$377,986
$378.0K
Cap Rate 9%
$293,989
$294.0K
Market Conditions
NOI Build-Up for 1,610 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
$42.5K $26.40/SF
− Vacancy
−$7.2K −$4.49/SF
EGI
$35.3K $21.91/SF
− OpEx
−$8.8K −$5.48/SF
NOI
$26.5K $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%
$529,180
Cap Rate 7%
$377,986
Cap Rate 9%
$293,989
Alternative Uses
Best Use
Office B
$378.0K
$330.7K – $441.0K
NOI $26,459 @ 7.0% cap · market cap 4.82%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$575.6K
$503.7K – $671.5K
NOI $40,292 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,101
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 - Fully leased professional suite with occupancy secured through June 2028.
Where is this office units located?
The property is located at 193 Blue Ravine Rd Unit 120 Folsom, CA.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 1,610 SF ground‑floor office condominium; Fully leased to an established tenant with more than 13 years of occupancy; Lease term runs through June 2028
