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Property profile & analytics
OFF-MARKET
Estimated value
$1,790,000
Turn key restaurants
8570 Auburn Folsom Rd Granite Bay, CA 95746-9367
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9051517
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1997
Construction
WOOD
Total area
6,230 SF
Lot
1.2 ac (52,272 SF)
APN
048-360-061-000
UPID
US09-9051517
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
$1.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.17M
Blend (final)
Blend
$1.79M
Owner & transaction history
Oceguera Properties LLC · 4 yrs held
Oceguera Properties LLC
since 2021
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
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 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
$1,430,000
ML approach
$1,555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,945,000
Current use
Blend value · Realmo final
$1.79M
Range $1.61M – $1.97M · ±10% · vs last sale $1.90M (Oct 1 2021)
Last sale anchor
$1.90M
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
$287 / 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
$22,672
Tax year 2024
Assessed value
$2,043,840
Assessed 2024
Previous assessed
$2,043,840
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$936,360
Assessed improvement
$1,107,480
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
1997
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Units
1
Total area
6,230 SF
Lot
1.2 ac (52,272 SF)
APN
048-360-061-000
UPID
US09-9051517
Jurisdiction
PLACER
Zoning & alternative use
Zoning · permitted uses
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
RESTAURANT Current
Est. value
$2.9M
RESTAURANT Current
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
1997
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Units
1
Lot
1.2 ac
Current owner
From public records · entity-resolved
Oceguera Properties LLC
Entity
Mailing address
8570 AUBURN FOLSOM RD, GRANITE BAY, CA 95746-9367
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2021
$1,900,000
Oceguera Properties LLC
Ezequiel Rodriguez
Grant Deed
$1,650,000 · Ezequiel Rodriguez And Rosa Rodrigu
Apr 13, 2017
—
Rodriguez,e & R Family Trust
Rodriguez,ezequiel & Rosa
Quit Claim Deed
related
—
Nov 5, 1996
—
Ezequiel Rodriguez
—
Grant Deed
related
$1,305,000 · Tri Counties Bank
Aug 24, 1993
$240,000
Rodriguez,ezequiel & Rosa
Pierce-roseville
Trustees Deed
—
—
—
Ezequiel Rodriguez
—
Deed Of Trust
related
$725,000 · Tri Counties Bank
—
—
Pierce Roseville
—
Deed Of Trust
related
$185,000 · Sacramento Savings Bank
—
—
Ezequiel G Rodriguez
—
Deed Of Trust
related
$120,000 · Individual
—
—
Ezequiel Rodriguez
—
Deed Of Trust
related
$600,000 · Bank Of The West
—
—
Ezequiel Rodriguez
—
Deed Of Trust
related
$725,000 · Greater Sacramento Certified
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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