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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Office Spaces
193 Blue Ravine Rd Ste 165 Folsom, CA 95630-4770
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-3223382
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2005
Construction
WOOD
Total area
2,538 SF
Zoning code
BP (PD)
APN
072-0850-035-0010
UPID
US10-3223382
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$410k
CAP Approach
CAP
$650k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$530k
Owner & transaction history
Jeffrey A Olberding · 4 yrs held
Jeffrey A Olberding
since 2022
Last sale
$612,000
5 recorded transactions
Zoning & alternative use
BP (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
$410,000
CAP Approach
CAP Return
Estimation
6%
$705,000
6.5%
$650,000
7%
$605,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$845,000
Current use
RETAIL STORES
$820,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$530k
Range $477k – $583k · ±10% · vs last sale $612k (Jun 7 2022)
Last sale anchor
$612k
Jun 7 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
$209 / 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
$6,954
Tax year 2024
Assessed value
$630,000
Assessed 2024
Previous assessed
$630,000
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$160,000
Assessed improvement
$470,000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2005
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
2,538 SF
Zoning code
BP (PD)
APN
072-0850-035-0010
UPID
US10-3223382
Jurisdiction
SACRAMENTO
Zoning & alternative use
BP (PD) · Folsom, CA
Zoning BP (PD) · permitted uses
BP (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
OFFICE BUILDING Current
Est. value
$845,000
RETAIL STORES
Est. value
$820,000
OFFICE BUILDING Current
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
2005
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Current owner
From public records · entity-resolved
Jeffrey A Olberding
Individual
Mailing address
193 BLUE RAVINE RD STE #165, FOLSOM, CA 95630-4770
Mailing matches property
Yes
Owner-occupied
Yes
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
Jun 7, 2022
—
Jeffrey A Olberding
Jeffrey Alan Olberding
Intrafamily Transfer
related
$625,000 · First Citizens Bank & Trust Co
Apr 16, 2020
—
Olberding Trust
Dennis L Olberding
Quit Claim Deed
related
—
Jun 11, 2009
—
Olberding Trust
Olberding,jeff
Quit Claim Deed
related
—
Jul 31, 2006
$612,000
Jeff Olberding
Catlin Folsom Crossing
Grant Deed
$453,000 · Ironstone Bank
Jul 31, 2006
—
Dennis L Oberding
Oberding,delores
Quit Claim Deed
related
—
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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