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Property profile & analytics
OFF-MARKET
Estimated value
$1,435,000
Retail space
421 Blue Ravine Rd Folsom, CA 95630-3821
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0837859
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Construction
WOOD
Total area
4,000 SF
Lot
0.37 ac (15,947 SF)
Zoning code
C-2 (PD)
APN
072-0031-052-0000
UPID
US09-0837859
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
-
Scott Gittins Physician
-
Dr. Linda Rappa Physician
-
Randall Fuerst Physician
-
Christina Goodrich Physician
-
Dr. Mahnoush Rafat Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.81M
Blend (final)
Blend
$1.44M
Owner & transaction history
Cflg Holdings LLC · 4 yrs held
Cflg Holdings LLC
since 2021
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
C-2 (PD) · Folsom, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+3.4%
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
$1,390,000
ML approach
$1,440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,290,000
Current use
OFFICE BUILDING
$1,335,000
Change: +3% · Conversion: Easy
MEDICAL BUILDING
$1,040,000
Change: -19% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,035,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$1.44M
Range $1.29M – $1.58M · ±10% · vs last sale $1.45M (Oct 1 2021)
Last sale anchor
$1.45M
Oct 1 2021
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
$359 / 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
$16,438
Tax year 2024
Assessed value
$1,508,580
Assessed 2024
Previous assessed
$1,508,580
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$312,120
Assessed improvement
$1,196,460
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
1999
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
4,000 SF
Lot
0.37 ac (15,947 SF)
Zoning code
C-2 (PD)
APN
072-0031-052-0000
UPID
US09-0837859
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
$1.3M
OFFICE BUILDING
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.0M
RETAIL STORES Current
OFFICE BUILDING
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
1999
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.37 ac
Current owner
From public records · entity-resolved
Cflg Holdings LLC
Entity
Mailing address
5959 GREENBACK LN, CITRUS HEIGHTS, CA 95621-4700
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2021
$1,450,000
Cflg Holdings LLC
Larrance Larson LLC
Grant Deed
$1,160,000 · First Citizens Bank & Trust Co
Feb 14, 2020
—
Larrance Larson LLC
—
Deed
related
$970,000 · Suncrest Bk
Dec 30, 2011
$550,000
Larrance Larson LLC
Jerry J Mandolfo
Grant Deed
$525,200 · Mercantile Capital Corporation
Sep 25, 2000
$800,000
Mandolfo Trust
Willow Creek Investors LLC
Grant Deed
$500,000 · Feather River State Bank
May 21, 1998
$343,000
Investors Cap III
Myers Trust
Grant Deed
$763,000 · Sacramento Commercial Bank
—
—
Larrance Larson LLC
—
Deed Of Trust
related
$970,000 · Suncrest Bk
—
—
Larrance Larson LLC
—
Deed Of Trust
related
$542,000 · Cdc Small Business Finance Co
—
—
Larrance Larson LLC
—
Deed Of Trust
related
$650,000 · Morgan Stanley 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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