Office Condo Suite with Glass
For Sale
Contact for pricing
193 Blue Ravine Rd, Folsom, CA 95630
Office suite 110 offers private offices, conference and reception areas, plus full-height glass walls for natural light.
Property Size2,920 SF
Price / SF$375
Days on Market260
Property Features for 193 Blue Ravine Rd
General Information
Standard status
Active
Size
2,920 SF
Property subtype
OFFICE
Amenities
5 private offices
conference room
break room
reception
work area
full height glass walls
excellent natural light
Listing Agency:
Colliers | Sacramento
(916) 929-5999
Listed By:
Kris Reilly · License #01226908
(916) 284-5536
Source:
Moodyscre
Added: Jan 6
Changed: Sep 2
Last Checked: Sep 22 at 9:22PM
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 Colliers | Sacramento
Investment Insights
Based on property information with market context.
Suite 110 is a 2,920-square-foot office condo offering an efficient layout designed for occupancy upon close of escrow. The suite includes five private offices, a conference room, break room, reception area, and an open work area. Full-height glass walls provide abundant natural light throughout the space.
The suite is adjacent to Suite 100, and there is potential to purchase both units together for a combined 5,792 square feet. Please call the broker for more information.
The suite is adjacent to Suite 100, and there is potential to purchase both units together for a combined 5,792 square feet. Please call the broker for more information.
Key Highlights
- Suite 110 is a ±2,920 SF office condo in Folsom, CA, available for lease
- Layout includes 5 private offices, conference room, break room, reception, and work area
- Full‑height glass walls provide abundant natural light
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
$47,987
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
4.38%
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%
$959,740
$959.7K
Cap Rate 7%
$685,529
$685.5K
Cap Rate 9%
$533,189
$533.2K
Market Conditions
NOI Build-Up for 2,920 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
$77.1K $26.40/SF
− Vacancy
−$13.1K −$4.49/SF
EGI
$64.0K $21.91/SF
− OpEx
−$16.0K −$5.48/SF
NOI
$48.0K $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%
$959,740
Cap Rate 7%
$685,529
Cap Rate 9%
$533,189
Alternative Uses
Best Use
Office B
$685.5K
$599.8K – $799.8K
NOI $47,987 @ 7.0% cap · market cap 4.38%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.04M
$913.5K – $1.22M
NOI $73,077 @ 7.0% cap · market cap 6.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office units - Office suite 110 offers private offices, conference and reception areas, plus full-height glass walls for natural light.
Where is this office units located?
The property is located at 193 Blue Ravine Rd Folsom, CA.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: Suite 110 is a ±2,920 SF office condo in Folsom, CA, available for lease; Layout includes 5 private offices, conference room, break room, reception, and work area; Full‑height glass walls provide abundant natural light
