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Property profile & analytics
OFF-MARKET
Estimated value
$143,830,000
Apartment buildings
1780 Creekside Dr, Folsom, CA 95630-3838
Entity Owned
3-yr Hold
Absentee Owner
Property ID
US09-2436798
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
2002
Construction
WOOD
Total area
424,801 SF
Lot
32.65 ac (1,422,234 SF)
Zoning code
R-M (PD)
APN
071-0040-138-0000
UPID
US09-2436798
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
-
Folsom Plumbing Company Plumbing Service General Contractor
-
The Falls At Willow Creek Apartment Complex Apartment Building
-
New Life Landscaping & Maintenance Landscaping General Contractor
-
First Student Financial Financial Advisor
-
B & K Computer Consulting Inc IT Consulting Firm (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$87.24M
Comparable Approach
Comparable
$188.73M
Blend (final)
Blend
$143.83M
Owner & transaction history
Willow Creek Associates LP · 3 yrs held
Willow Creek Associates LP
since 2022
Last sale
$148.6M
5 recorded transactions
Zoning & alternative use
R-M (PD) · Folsom, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$199.8M
+64.2%
Office building
$141.5M
+16.3%
Retail stores
$136.9M
+12.5%
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
$145,980,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$94,505,000
6.5%
$87,235,000
7%
$81,005,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$121,665,000
Current use
RESTAURANT
$199,805,000
Change: +64% · Conversion: Difficult
OFFICE BUILDING
$141,545,000
Change: +16% · Conversion: Moderate
RETAIL STORES
$136,890,000
Change: +13% · Conversion: Difficult
MEDICAL BUILDING
$110,595,000
Change: -9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$109,685,000
Change: -10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$99,230,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$143.83M
Range $129.45M – $158.21M · ±10% · vs last sale $148.60M (Oct 3 2022)
Last sale anchor
$148.60M
Oct 3 2022
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
$339 / 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
$1,659,439
Tax year 2024
Assessed value
$152,298,000
Assessed 2024
Previous assessed
$152,298,000
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$13,872,000
Assessed improvement
$138,426,000
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
2002
Construction
WOOD
Heating
NONE
Buildings
2
Stories
3
Units
426
Total area
424,801 SF
Lot
32.65 ac (1,422,234 SF)
Zoning code
R-M (PD)
APN
071-0040-138-0000
UPID
US09-2436798
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$121.7M
RESTAURANT
Est. value
$199.8M
OFFICE BUILDING
Est. value
$141.5M
RETAIL STORES
Est. value
$136.9M
MEDICAL BUILDING
Est. value
$110.6M
AUTO REPAIR, GARAGE
Est. value
$109.7M
COMMERCIAL (GENERAL)
Est. value
$99.2M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
OFFICE BUILDING
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2002
Construction
WOOD
Heating
NONE
Stories
3
Buildings
2
Units
426
Lot
32.65 ac
Current owner
From public records · entity-resolved
Willow Creek Associates LP
Entity
Mailing address
600 MONTGOMERY ST STE #1700, SAN FRANCISCO, CA 94111-2719
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2022
—
Willow Creek Associates LP
Spectrum Lambert Plaza LP
Grant Deed
—
Oct 3, 2022
$148,600,000
Prime Falls LLC
Willow Creek Associates LP
Grant Deed
$88,968,000 · Pgim Real Estate Finance LLC
Dec 30, 2005
—
Lambert Plaza Spectrum
Spectrum Lambert Plaza
Quit Claim Deed
related
—
Jun 14, 2005
—
Willow Creek Associates LP
Fairfield Oak Creek LLC
Grant Deed
$35,000,000 · Gmac Commercial Mortgage Bank
Jul 31, 2001
$4,848,500
Fairfield Oak Creek LLC
Shasta Real Estate Co
Grant Deed
$37,855,102 · Bank Of America NA Ttee
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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