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Property profile & analytics
OFF-MARKET
Estimated value
$4,010,000
Day care centers
101 Hazelmere Dr Folsom, CA 95630-5519
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-3072589
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1995
Construction
WOOD
Total area
8,278 SF
Lot
1.05 ac (45,738 SF)
Zoning code
R-M (PD)
APN
071-0780-106-0000
UPID
US10-3072589
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
-
Growing Brilliant Preschool Folsom High School Daycare Center
-
Childtime of Folsom Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.62M
Blend (final)
Blend
$4.01M
Owner & transaction history
Realty Income Properties 4 LLC · 4 yrs held
Realty Income Properties 4 LLC
since 2021
Last sale
$3.7M
7 recorded transactions
Zoning & alternative use
R-M (PD) · Folsom, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$6.1M
+124.0%
Restaurant
$3.9M
+44.1%
Office building
$2.8M
+2.1%
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
$4,465,000
ML approach
$4,460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$2,700,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$6,055,000
Change: +124% · Conversion: Difficult
RESTAURANT
$3,895,000
Change: +44% · Conversion: Difficult
OFFICE BUILDING
$2,760,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$2,670,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$4.01M
Range $3.61M – $4.41M · ±10% · vs last sale $3.75M (Dec 17 2021)
Last sale anchor
$3.75M
Dec 17 2021
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
$484 / 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
$42,831
Tax year 2024
Assessed value
$3,900,625
Assessed 2024
Previous assessed
$3,900,625
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$905,148
Assessed improvement
$2,995,477
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1995
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
8,278 SF
Lot
1.05 ac (45,738 SF)
Zoning code
R-M (PD)
APN
071-0780-106-0000
UPID
US10-3072589
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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.1M
RESTAURANT
Est. value
$3.9M
OFFICE BUILDING
Est. value
$2.8M
RETAIL STORES
Est. value
$2.7M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
OFFICE BUILDING
RETAIL STORES
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
1995
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
1.05 ac
Current owner
From public records · entity-resolved
Realty Income Properties 4 LLC
Entity
Free & Clear · 4 yrs held
Mailing address
11995 EL CAMINO REAL, SAN DIEGO, CA 92130-2539
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2021
$3,749,500
Realty Income Properties 4 LLC
Gb Property LLC
Grant Deed
—
Dec 17, 2021
$3,600,000
Gb Property LLC
Rosalinda C Paguio
Grant Deed
—
May 24, 2016
—
Paguio,r C Living Trust
Paguio,rosalinda C
Quit Claim Deed
related
—
Feb 18, 2014
—
Paguio,rosalinda C Trust
Patricio,jacqueline B
Grant Deed
$975,000 · Travis Cu
Jan 15, 2009
$465,000
Paguio Rosalinda C Trust
Paguio & Vasquez-paguio Trust
Grant Deed
related
—
Apr 27, 2004
—
Vasquez-paguio,tr
Paguio,jonathan B & Mariah V
Quit Claim Deed
related
—
Mar 10, 2004
—
Jonathan B Paguio
Gordon,jeffrey D
Grant Deed
$1,300,000 · Capitol Valley Bank
Dec 29, 1995
$1,319,500
Bernard S Lynn Trustee
Real Estate Industries INC
Grant Deed
$845,000 · Us Bank Of California
Apr 4, 1995
—
Noble Education Dynamics INC
Nobel Education Dynamics INC
Grant Deed
$875,000 · Business & Professional Bank
Sep 14, 1988
$192,500
Merryhill School
Placer S&l
Grant Deed
$117,473 · Placer Savings & Loan
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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