Versatile Commercial Building in El
For Sale
$2,500,000
4483 Golden Foothill, El Dorado Hills, CA 95762
Multi-use commercial building with warehouse, retail, and office spaces.
Property Size8,740 SF
Price / SF$286.04
Days on Market446
Property Features for 4483 Golden Foothill
General Information
Standard status
Active
Size
8,740 SF
Building Details
Year Built
1991
Listing Agency:
TWIN OAKS REAL ESTATE INC
Listed By:
MELISSA A DEAN
Source:
Corcoran
Added: Jun 8, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 TWIN OAKS REAL ESTATE INC
Investment Insights
Based on property information with market context.
This commercial property is situated in a business park location, across from the new Tractor Supply Co. The building, located in El Dorado Hills, California, includes a large warehouse, a conference room, a retail storefront, four offices, a kitchen, a garage, a bullpen, and two bathrooms. The building has 8740 square feet of space and is situated on one acre. There are 26 parking spaces available.
Key Highlights
- Incredible business park location across from the new Tractor Supply Co.
- Large warehouse space.
- Includes retail storefront.
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
$143,633
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
5.75%
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%
$2,872,660
$2.9M
Cap Rate 7%
$2,051,900
$2.1M
Cap Rate 9%
$1,595,922
$1.6M
Market Conditions
NOI Build-Up for 8,740 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
$230.7K $26.40/SF
− Vacancy
−$39.2K −$4.49/SF
EGI
$191.5K $21.91/SF
− OpEx
−$47.9K −$5.48/SF
NOI
$143.6K $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%
$2,872,660
Cap Rate 7%
$2,051,900
Cap Rate 9%
$1,595,922
Alternative Uses
Best Use
Office B
$2.05M
$1.80M – $2.39M
NOI $143,633 @ 7.0% cap · market cap 5.75%
Second Best
Retail
$1.78M
$1.55M – $2.07M
NOI $124,352 @ 7.0% cap · market cap 4.97%
Theoretical Best
Specialty Retail
$3.12M
$2.73M – $3.65M
NOI $218,730 @ 7.0% cap · market cap 8.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
649
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95762, CA
47,354
Population
17,285
Households
2.7
Avg Household Size
45
Median Age
59%
College-Educated
98%
High-School Grad
41.6 sq mi
ZIP Area
1,138
Density / Sq Mi
$165,979
Median Household Income
$82,896
Median Earnings
$2,479
Median Rent
$881,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- iStorage — 5110 Hillsdale Cir, El Dorado Hills, CA 95762
- GoldKey Boathouse — 1120 Suncast Ln, El Dorado Hills, CA 95762
- GoldKey Marine — 1120 Suncast Ln, El Dorado Hills, CA 95762
- GoldKey Propane — 1120 Suncast Ln, El Dorado Hills, CA 95762
Frequently Asked Questions
What type of property is this?
Warehouse - Multi-use commercial building with warehouse, retail, and office spaces.
Where is this warehouse located?
The property is located at 4483 Golden Foothill El Dorado Hills, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Incredible business park location across from the new Tractor Supply Co.; Large warehouse space.; Includes retail storefront.
