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Property profile & analytics
OFF-MARKET
Estimated value
$2,610,000
Turn key restaurants
8530 Auburn Folsom Rd, Granite Bay, CA 95746-9367
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-7205296
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2001
Construction
WOOD
Total area
2,856 SF
Lot
0.77 ac (33,541 SF)
Zoning code
C1
APN
048-360-060-000
UPID
US09-7205296
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
$2.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.02M
Blend (final)
Blend
$2.61M
Owner & transaction history
Pham 1313 LLC · 3 yrs held
Pham 1313 LLC
since 2022
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
C1 · Granite Bay, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.7M
+171.5%
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 Granite Bay submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Granite Bay 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
$2,220,000
ML approach
$2,060,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,665,000
Change: +171% · Conversion: Difficult
Blend value · Realmo final
$2.61M
Range $2.35M – $2.87M · ±10% · vs last sale $2.87M (Oct 4 2022)
Last sale anchor
$2.87M
Oct 4 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
$914 / 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
$31,814
Tax year 2024
Assessed value
$2,927,400
Assessed 2024
Previous assessed
$2,927,400
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$887,400
Assessed improvement
$2,040,000
Applied tax rate
69.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2001
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Units
1
Total area
2,856 SF
Lot
0.77 ac (33,541 SF)
Zoning code
C1
APN
048-360-060-000
UPID
US09-7205296
Jurisdiction
PLACER
Zoning & alternative use
C1 · Granite Bay, CA
Zoning C1 · permitted uses
C1 · Granite Bay, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Granite Bay. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.7M
NEIGHBORHOOD: SHOPPING CENTER
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
2001
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Units
1
Lot
0.77 ac
Current owner
From public records · entity-resolved
Pham 1313 LLC
Entity
Mailing address
9908 WEXFORD CIR, GRANITE BAY, CA 95746-7118
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2022
$2,870,000
Pham 1313 LLC
Rgli LLC
Grant Deed
—
May 23, 2022
—
Starbucks Corporation
Rgli LLC
Lease
—
Oct 1, 2021
—
Rgli LLC
—
Deed
related
$940,000 · Bank Of The West
Nov 1, 2016
—
Rgli LLC
Li,gordon H
Quit Claim Deed
—
Aug 26, 2016
$1,600,000
Gordon H Li
Alioto Fish Company Ltd
Grant Deed
$654,000 · Wells Fargo Bank NA
Aug 26, 2016
—
Raymond K Y Li
Fu,wendy
Quit Claim Deed
related
—
Apr 5, 2006
—
Alioto Fish Co Ltd
Sonora Properties
Grant Deed
—
May 4, 2000
—
Sonora Properties
Cambra Development LP
Grant Deed
related
—
Feb 11, 1999
—
Raymond Gaccone
Gaccone,raymond
Quit Claim Deed
related
—
Dec 31, 1998
—
Cambra Develpment F
First American Title Co
Quit Claim Deed
related
—
—
—
Sonora Properties
—
Deed Of Trust
related
$530,000 · Central California Bank
—
—
Sonora Properties
—
Deed Of Trust
related
$19,600 · Jack In The Box INC
—
—
Pierce Roseville
—
Deed Of Trust
related
$175,000 · First American Trust
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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