Office Condo Suite 100 with Glass
For Sale
Contact for pricing
193 Blue Ravine Rd, Folsom, CA 95630
Efficient office condo with private offices, conference room, break room, reception, and full-height glass walls for natural light.
Property Size2,872 SF
Price / SF$325
Days on Market260
Property Features for 193 Blue Ravine Rd
General Information
Standard status
Active
Size
2,872 SF
Property subtype
OFFICE
Additional Details
Office Units
1
Listing Agency:
Colliers | Sacramento
(916) 929-5999
Listed By:
Kris Reilly · License #01226908
(916) 284-5536
Source:
Moodyscre
Added: Jan 6
Changed: Sep 15
Last Checked: Sep 22 at 8:51PM
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 100 is a ±2,872 SF office condo with an efficient layout designed for a single user. The suite includes multiple private offices, a conference room, break room, reception, and a dedicated work area.
Full-height glass walls run through the space, supporting excellent natural light. The suite is located at 193 Blue Ravine Rd in Folsom, CA.
Suite 100 is adjacent to Suite 110, providing the option to purchase both spaces together for a total of 5,792 SF.
Full-height glass walls run through the space, supporting excellent natural light. The suite is located at 193 Blue Ravine Rd in Folsom, CA.
Suite 100 is adjacent to Suite 110, providing the option to purchase both spaces together for a total of 5,792 SF.
Key Highlights
- Suite 100 ±2,872 SF office condo
- Multiple private offices, conference room, break room, reception, and work area
- Full‑height glass walls provide excellent 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
$47,198
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
5.06%
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%
$943,960
$944.0K
Cap Rate 7%
$674,257
$674.3K
Cap Rate 9%
$524,422
$524.4K
Market Conditions
NOI Build-Up for 2,872 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
$75.8K $26.40/SF
− Vacancy
−$12.9K −$4.49/SF
EGI
$62.9K $21.91/SF
− OpEx
−$15.7K −$5.48/SF
NOI
$47.2K $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%
$943,960
Cap Rate 7%
$674,257
Cap Rate 9%
$524,422
Alternative Uses
Best Use
Office B
$674.3K
$590.0K – $786.6K
NOI $47,198 @ 7.0% cap · market cap 5.06%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.03M
$898.5K – $1.20M
NOI $71,876 @ 7.0% cap · market cap 7.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Office units
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
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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 - Efficient office condo with private offices, conference room, break room, reception, and 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 $933,400.
What are key features of this property?
This property features: Suite 100 ±2,872 SF office condo; Multiple private offices, conference room, break room, reception, and work area; Full‑height glass walls provide excellent natural light
