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Property profile & analytics
OFF-MARKET
Estimated value
$40,165,000
Apartment buildings
1005 Blue Ravine Rd Folsom, CA 95630-3496
Individually Owned
17-yr Hold
Absentee Owner
Property ID
US10-2571195
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1999
Construction
WOOD
Total area
264,478 SF
Lot
13.46 ac (586,317 SF)
Zoning code
R-M (PD)
APN
071-0040-107-0000
UPID
US10-2571195
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Great Leap Studios LLC Marketing & Advertising
-
Author Cheryl Jimenez Publishing House Printing Service
-
Net Enterprisers Specialty Food Shop
-
iwellness (Bike/Boat/Book/etc) Store Pharmacy
-
Merrill Home Construction Home Inspector
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$54.31M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$40.17M
Owner & transaction history
Glacier Of Preserve/blue Ravine · 17 yrs held
Glacier Of Preserve/blue Ravine
since 2008
7 recorded transactions
Zoning & alternative use
R-M (PD) · Folsom, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Folsom submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Folsom submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$58,840,000
6.5%
$54,310,000
7%
$50,435,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$61,780,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$40.17M
Range $36.15M – $44.18M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$152 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$557,024
Tax year 2024
Assessed value
$51,121,906
Assessed 2024
Previous assessed
$51,121,906
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$7,385,713
Assessed improvement
$43,736,193
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
NONE
Buildings
2
Stories
3
Units
260
Total area
264,478 SF
Lot
13.46 ac (586,317 SF)
Zoning code
R-M (PD)
APN
071-0040-107-0000
UPID
US10-2571195
Jurisdiction
SACRAMENTO
Zoning & alternative use
R-M (PD) · Folsom, CA
Zoning R-M (PD) · permitted uses
R-M (PD) · Folsom, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Folsom. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$61.8M
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1999
Construction
WOOD
Heating
NONE
Stories
3
Buildings
2
Units
260
Lot
13.46 ac
Current owner
From public records · entity-resolved
Glacier Of Preserve/blue Ravine
Individual
Mailing address
SENTINEL REAL EST CORP 35TH FL AVE O FL #1251, NEW YORK, NY 10020
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2022
—
Glacier Preserve At Blue Ravine INC
—
Deed
related
$43,550,000 · Allianz Life Ins Co Of North America
Jul 17, 2008
$40,570,000
Glacier Of Preserve/blue Ravine
Bre-fmcf LLC
Grant Deed
—
May 9, 2003
—
Bre-fmcf LLC
Pinnacle At Blue Ravine LLC
Grant Deed
$100,000,000 · Prudential Multifamily Mtg INC
Mar 9, 1999
—
Pinnacle At Blue Ravine LLC
—
Grant Deed
related
$24,650,000 · Bank One Arizona
Mar 4, 1999
$11,500,000
Pinnacle At Blue Ravine LLC
Bre Properties INC
Grant Deed
—
Jun 5, 1998
$2,984,000
Bre Properties INC
Shsta Real Estate Co
Grant Deed
—
Feb 11, 1998
$1,750,000
Shasta Real Estates Co
Cummings,william C
Grant Deed
—
Feb 27, 1995
—
William C Cummings
Cummings,claudia J
Quit Claim Deed
related
—
Feb 27, 1995
$2,230,000
Cummings,william C
Tsakopoulos,angelo K
Trustees Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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