Entity Owned Property summary
AI-generated overview
Folsom Gateway II is a regional retail center totaling approximately 115,188 square feet, located at the gateway to Folsom on Iron Point Road at E. Bidwell Street in Folsom, California. The property serves as the centerpiece of a mile-long retail corridor fronting Highway 50 and is positioned along the Iron Point Road corridor. The listing notes an available retail space of approximately 1,388 square feet within the center. The surrounding area is characterized by a concentration of commercial employment along Iron Point Road, with several major employers cited in the immediate vicinity.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Construction
TILT-UP CONCRETE
Total area
15,327 SF
Lot
1.73 ac (75,358 SF)
Zoning code
C-3 (PD)
APN
072-1190-156-0000
UPID
US09-2668182
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Medical Clinic Alternative Medicine Practice
-
Dental Office
-
Restaurant
-
Alternative Medicine Practice Spa & Massage Center
-
Furniture & Home Goods
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.07M
Comparable Approach
Comparable
$1.98M
Blend (final)
Blend
$3.12M
Owner & transaction history
since 2010
3 recorded transactions
Zoning & alternative use
C-3 (PD) · Folsom, CA
Top alternative use upside
Office building
$5.1M
+3.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.12M
Value range
$2.81M – $3.43M
±10% around blend
Estimated value / SF
$204 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
30
$2.81M
blend $3.12M
$3.43M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
15,327 SF
Lot area
1.73 ac
Year built
2007
Stories
1
APN
072-1190-156-0000
Zoning
C-3 (PD)
Assessed value
$6,750,000
Annual tax
$74,287
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.07M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.33M
@ 6.5% CAP return
$3.07M
@ 7% CAP return
$2.85M
4
Sales comparison
Partial preview
Sales approach indication
$3.24M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
16.2 mi away · 12,928 SF
18.3 mi away · 19,500 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.12M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 31 sales
$322
-37%
Submarket 35 sales
$373
-45%
County 521 sales
$189
+8%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $204/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+3%
vs current-use indication
Retail Stores · current use
Apartment House (5+ Units)
Medical Building
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$6.75M
Move the market yield to see immediate price impact.
Value / SF
$440
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$425k
$8.51M
$6.07M
$4.73M
$473k
$9.45M
$6.75M
$5.25M
$520k
$10.40M
$7.42M
$5.78M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$2.82M
12.0 mi · Dec 2025 · $234/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$74,287
Tax year 2024
Assessed value
$6,750,000
Assessed 2024
Previous assessed
$6,750,000
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$1,160,000
Assessed improvement
$5,590,000
Applied tax rate
4.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
15,327 SF
Lot
1.73 ac (75,358 SF)
Zoning code
C-3 (PD)
APN
072-1190-156-0000
UPID
US09-2668182
Jurisdiction
SACRAMENTO
Zoning & alternative use
C-3 (PD) · Folsom, CAZoning C-3 (PD) · permitted uses
C-3 (PD) · Folsom, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
1.73 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C-3 (PD)
Jurisdiction
Folsom, CA
Recorded code
C-3 (PD)
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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