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Property profile & analytics
OFF-MARKET
Estimated value
$32,250,000
Office buildings
2235 Iron Pt Rd Folsom, CA 95630-8765
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1309323
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2008
Construction
TILT-UP CONCRETE
Total area
100,053 SF
Lot
7.8 ac (339,768 SF)
Zoning code
M-L (PD)
APN
072-3120-019-0000
UPID
US09-1309323
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
-
Micron Technology, Inc Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$32.25M
CAP Approach
CAP
$25.68M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$32.25M
Owner & transaction history
Opi Wf Owner LLC · 2 yrs held
Opi Wf Owner LLC
since 2024
Last sale
$32.3M
7 recorded transactions
Zoning & alternative use
M-L (PD) · Folsom, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$47.1M
+41.2%
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
$32,250,000
ML approach
$32,250,000
CAP Approach
CAP Return
Estimation
6%
$27,820,000
6.5%
$25,680,000
7%
$23,845,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$33,340,000
Current use
RESTAURANT
$47,060,000
Change: +41% · Conversion: Moderate
RETAIL STORES
$32,240,000
Change: -3% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$28,655,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$32.25M
Range $29.03M – $35.48M · ±10% · vs last sale $32.25M (Jan 30 2024)
Last sale anchor
$32.25M
Jan 30 2024
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
$322 / 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
$445,376
Tax year 2024
Assessed value
$40,507,847
Assessed 2024
Previous assessed
$40,507,847
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$4,710,209
Assessed improvement
$35,797,638
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 buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
2
Total area
100,053 SF
Lot
7.8 ac (339,768 SF)
Zoning code
M-L (PD)
APN
072-3120-019-0000
UPID
US09-1309323
Jurisdiction
SACRAMENTO
Zoning & alternative use
M-L (PD) · Folsom, CAZoning M-L (PD) · permitted uses
M-L (PD) · Folsom, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$33.3M
RESTAURANT
Est. value
$47.1M
RETAIL STORES
Est. value
$32.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$28.7M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
2
Lot
7.8 ac
Current owner
From public records · entity-resolved
Opi Wf Owner LLC
Entity
Free & Clear · 2 yrs held
Mailing address
255 WASHINGTON ST, NEWTON, MA 02458-1637
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Oct 22, 2024
—
Opi Wf Owner LLC
—
Deed
related
$425,000 · Us Bank Trust Co NA
Aug 13, 2024
—
Opi Wf Owner LLC
—
Deed
related
$567,429 · Wells Fargo Bank NA
Jan 30, 2024
—
Opi Wf Owner LLC
Sir Properties Trust
Intrafamily Transfer
related
—
May 14, 2021
$1,633,500
Markdev Dv Folsom LLC
Bradville LLC
Grant Deed
$7,062,946 · Psl Austin Lending LLC
Feb 22, 2012
—
Sir Properties Trust
Hub Properties Trust
Grant Deed
—
Dec 17, 2010
$32,250,000
Cw Micron Properties LLC
Evergreen Of Folsom Land Joint
Grant Deed
—
Jun 2, 2009
—
Evergreen Of Folsom Land
Evergreen Of Folsom Land
Quit Claim Deed
related
—
Mar 23, 2009
$271,000
Evergreen Of Folsom Land
Bradville INC
Grant Deed
—
Mar 23, 2009
—
Evergreen Of Folsom Land
Bradville INC
Grant 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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