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Property profile & analytics
OFF-MARKET
Estimated value
$3,865,000
Retail space
13385 Folsom Blvd Folsom, CA 95630-8004
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1028566
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Construction
WOOD
Total area
19,936 SF
Lot
2.53 ac (110,206 SF)
Zoning code
C-2 (PD)
APN
069-0250-001-0000
UPID
US09-1028566
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
-
Send Out Cards or SendOutCards Business Service Center Corporate Office
-
Gelicious Nails Nail Salon
-
Lifted Salon Hair Salon Nail Salon
-
Untamed Hart Hair Salon
-
Ravi Ramachandran Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.00M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.87M
Owner & transaction history
305 South LLC · 14 yrs held
305 South LLC
since 2012
7 recorded transactions
Zoning & alternative use
C-2 (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%
$4,325,000
6.5%
$3,995,000
7%
$3,710,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,425,000
Current use
APARTMENT HOUSE (5+ UNITS)
$5,710,000
Change: -11% · Conversion: Difficult
MEDICAL BUILDING
$5,190,000
Change: -19% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,145,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$3.87M
Range $3.48M – $4.25M · ±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
$194 / 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
$80,378
Tax year 2024
Assessed value
$7,500,000
Assessed 2024
Previous assessed
$7,500,000
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$2,000,000
Assessed improvement
$5,500,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2001
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
19,936 SF
Lot
2.53 ac (110,206 SF)
Zoning code
C-2 (PD)
APN
069-0250-001-0000
UPID
US09-1028566
Jurisdiction
SACRAMENTO
Zoning & alternative use
C-2 (PD) · Folsom, CA
Zoning C-2 (PD) · permitted uses
C-2 (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
RETAIL STORES Current
Est. value
$6.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.7M
MEDICAL BUILDING
Est. value
$5.2M
AUTO REPAIR, GARAGE
Est. value
$5.1M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2001
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
2.53 ac
Current owner
From public records · entity-resolved
305 South LLC
Entity
Mailing address
120 VLG SQ #100, ORINDA, CA 94563-2502
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 3, 2012
$7,025,000
305 South LLC
Albert & Celeste Navarra Fam
Grant Deed
$3,600,000 · Riversource Life Insurance
Sep 30, 2002
$1,732,500
Albert Flp
Kenneth M & Fahn LLC
Grant Deed
—
Sep 30, 2002
$4,042,500
Albert Flp
Kenneth M Fahn LLC
Grant Deed
$3,382,800 · Union Safe Deposit Bank
May 25, 2000
—
Kenenth M Fahn LLC
Fahn,kenenth M
Quit Claim Deed
related
—
Dec 9, 1999
—
Kenneth M Fahn
Humbug Creek LLC
Grant Deed
related
—
Jul 16, 1998
$563,500
Jones,harry W & Carol L
Pastorino Trust
Trustees Deed
—
Jul 16, 1998
—
Humbug Creek LLC
Jones,harry W & Carol L
Trustees Deed
related
—
Dec 14, 1992
—
Pastorino Trust
Pastorino,joann
Quit Claim Deed
related
$375,799 · Western Sierra National Bank
Aug 27, 1991
—
John D Pastorino
Pastorino Trust
Quit Claim Deed
related
$472,779 · Western Sierra National Bank
May 9, 1990
$300,000
Jones Harry W
Jones Harry W
Grant Deed
related
—
Jan 12, 1990
$727,000
Starker Services
Lake Forest Inve
Trustees Deed
$473,000 · Western Savings & Loan
—
—
Albert Navarra
—
Deed Of Trust
related
$3,425,000 · Minnesota Life Insurance Co
—
—
Ell Properties LLC
—
Deed Of Trust
related
$2,500,000 · Kenneth M Fahn LLC
—
—
Navarra Family Partnership LP
—
Deed Of Trust
related
$539,000 · Union Safe Deposit Bank
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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