Grocery-Anchored Shopping
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850 E Bidwell St, Folsom, CA 95630
Trader Joe's-anchored retail center with long-term occupancy, 900+ feet of frontage, and Lowe's as a shadow anchor.
Property Size43,216 SF
Price / SF$305.84
Days on Market96
Property Features for 850 E Bidwell St
General Information
Standard status
Active
Size
43,216 SF
Total Parking Spaces
225
Property subtype
Retail
Zoning
C2 - General Commercial
Occupancy
93%
Investment Type
Stabilized
Net Operating Income
$766,597
Building Details
Year Built
2003
Buildings
1
Tenancy
Multi
Listing Agency:
CBRE - Orange County
Listed By:
James Tyrrell · License #02012964
Source:
Crexi
Added: Jun 2
Changed: Sep 2
Last Checked: Sep 2 at 9:12PM
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 CBRE - Orange County
Investment Insights
Based on property information with market context.
Folsom Town Centre is a grocery-anchored shopping center led by Trader Joe’s. The property is shadow-anchored by Lowe’s and currently supported by five tenants totaling 35,047 SF, representing 88% of leased GLA. CBRE reports strong historical occupancy, with the current tenant group having occupied the property for 14 years or more. Trader Joe’s has also recently exercised a 10-year renewal option, reinforcing the center’s established, long-term tenancy profile.
The center is located on E Bidwell Street in the heart of Folsom, described as the city’s main retail corridor. The property provides over 900 feet of frontage and is positioned for visibility in a dense retail hub. CBRE also notes the asset’s accessibility near Lembi Park and between two major thoroughfares, supporting both local and regional patron traffic.
For investors and serious retail operators, the mix of an anchored grocer plus a steady, long-tenured tenant base provides a practical foundation for ownership or leasing strategy. The broader retail environment is supported by nearby national retailers including Walmart, Target, HomeGoods, Sprouts, Kohl’s, and Dick’s Sporting Goods, adding to the center’s retail-corridor context.
The center is located on E Bidwell Street in the heart of Folsom, described as the city’s main retail corridor. The property provides over 900 feet of frontage and is positioned for visibility in a dense retail hub. CBRE also notes the asset’s accessibility near Lembi Park and between two major thoroughfares, supporting both local and regional patron traffic.
For investors and serious retail operators, the mix of an anchored grocer plus a steady, long-tenured tenant base provides a practical foundation for ownership or leasing strategy. The broader retail environment is supported by nearby national retailers including Walmart, Target, HomeGoods, Sprouts, Kohl’s, and Dick’s Sporting Goods, adding to the center’s retail-corridor context.
Key Highlights
- Trader Joe's‑anchored retail shopping center, built in 2003
- 900+ feet of frontage on E Bidwell Street, Folsom’s main retail corridor
- Shadow‑anchored by Lowe’s within a dense retail hub that includes Walmart, Target, HomeGoods, Sprouts, Kohl's, and Dick’s
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
$1,081,537
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
8.18%
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%
$21,630,740
$21.6M
Cap Rate 7%
$15,450,529
$15.5M
Cap Rate 9%
$12,017,078
$12.0M
Market Conditions
NOI Build-Up for 43,216 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
$1.61M $37.20/SF
− Vacancy
−$165.6K −$3.83/SF
EGI
$1.44M $33.37/SF
− OpEx
−$360.5K −$8.34/SF
NOI
$1.08M $25.03/SF
Area
El Dorado County, CA
Vacancy
10.30%
Lease Rate
$37.20 /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%
$21,630,740
Cap Rate 7%
$15,450,529
Cap Rate 9%
$12,017,078
Alternative Uses
Best Use
Specialty Retail
$15.45M
$13.52M – $18.03M
NOI $1,081,537 @ 7.0% cap · market cap 8.18%
Second Best
Retail
$8.78M
$7.69M – $10.25M
NOI $614,874 @ 7.0% cap · market cap 4.65%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,751
Businesses Nearby
635k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 26%
Shops & Services 21%
Superstores 16%
Groceries 15%
Target
Superstores
103,106 visits/mo
0.3 miles
Trader Joe's
Groceries
57,469 visits/mo
0.1 miles
DICK'S Sporting Goods
Apparel
41,984 visits/mo
0.3 miles
HomeGoods
Home Improvements & Furnishings
35,707 visits/mo
0.2 miles
Lowe's
Home Improvements & Furnishings
33,417 visits/mo
0.1 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Trader Joe's-anchored retail center with long-term occupancy, 900+ feet of frontage, and Lowe's as a shadow anchor.
Where is this shopping center located?
The property is located at 850 E Bidwell St Folsom, CA.
What is the asking price?
The asking price for this property is $13,217,000.
What are key features of this property?
This property features: Trader Joe's‑anchored retail shopping center, built in 2003; 900+ feet of frontage on E Bidwell Street, Folsom’s main retail corridor; Shadow‑anchored by Lowe’s within a dense retail hub that includes Walmart, Target, HomeGoods, Sprouts, Kohl's, and Dick’s
