Folsom Office Space For
For Sale
$1,039,680
193 Blue Ravine Rd Suite 220, Folsom, CA 95630
Professional office suite in desirable Folsom location.
Property Size3,648 SF
Price / SF$285
Days on Market123
Property Features for 193 Blue Ravine Rd Suite 220
General Information
Standard status
Active
Size
3,648 SF
Property subtype
Office
Building Details
Building Size
3,648 SF
Listing Agency:
(916) 569-2363
Listed By:
Matthew Alemania · License #CalDRE #01958591
Source:
Nmrk
Added: Apr 8
Changed: Aug 8
Last Checked: Aug 8 at 6:11AM
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 Matthew Alemania
Investment Insights
Based on property information with market context.
Suite 220 at 193 Blue Ravine Road presents an opportunity to own or lease office space in a desirable professional setting in Folsom. The suite is located within a well-maintained, two-story multi-tenant office building encompassing 70,000 square feet. On-site ownership and a professional owners’ association ensure the property remains in excellent condition. The property features a campus-like setting with ample surface parking, providing 4.60 spaces per 1,000 square feet. Nearby walking trails and various retail and dining amenities are located just minutes away. The suite offers approximately 3,648 square feet and includes eight private perimeter offices, a reception desk with a back office, a lobby, and a break room with plumbing (sink). Recent capital improvements include new HVAC systems and a fully updated roof. The property is professionally managed with a condo owner's building association.
Key Highlights
- Ample parking with 4.60 spaces per 1,000 square feet.
- Recent capital improvements including brand‑new HVAC systems and a fully updated roof.
- Professionally managed with condo owner's building association.
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
$59,951
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
5.77%
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%
$1,199,020
$1.2M
Cap Rate 7%
$856,443
$856.4K
Cap Rate 9%
$666,122
$666.1K
Market Conditions
NOI Build-Up for 3,648 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
$96.3K $26.40/SF
− Vacancy
−$16.4K −$4.49/SF
EGI
$79.9K $21.91/SF
− OpEx
−$20.0K −$5.48/SF
NOI
$60.0K $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%
$1,199,020
Cap Rate 7%
$856,443
Cap Rate 9%
$666,122
Alternative Uses
Best Use
Office B
$856.4K
$749.4K – $999.2K
NOI $59,951 @ 7.0% cap · market cap 5.77%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.30M
$1.14M – $1.52M
NOI $91,296 @ 7.0% cap · market cap 8.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
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 - Professional office suite in desirable Folsom location.
Where is this office units located?
The property is located at 193 Blue Ravine Rd Suite 220 Folsom, CA.
What is the asking price?
The asking price for this property is $1,039,680.
What are key features of this property?
This property features: Ample parking with **4.60 spaces per 1,000 square feet.**; Recent capital improvements including **brand‑new HVAC systems and a fully updated roof.**; Professionally managed with condo owner's building association.
