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Property profile & analytics
OFF-MARKET
Estimated value
$1,100,000
Individual retail properties
8970 Carriage Dr, Granite Bay, CA 95746-8802
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-7208269
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1964
Construction
WOOD
Total area
4,646 SF
Lot
3 ac (130,680 SF)
APN
048-151-066-000
UPID
US09-7208269
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
$1.10M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.10M
Owner & transaction history
Gsc LLC · 1 yrs held
Gsc LLC
since 2025
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
$1,100,000
ML approach
$1,100,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$745,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$1.10M
Range $990k – $1.21M · ±10%
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
$237 / 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
$14,326
Tax year 2024
Assessed value
$975,728
Assessed 2024
Previous assessed
$975,728
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$557,560
Assessed improvement
$418,168
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Units
1
Total area
4,646 SF
Lot
3 ac (130,680 SF)
APN
048-151-066-000
UPID
US09-7208269
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
OFFICE BUILDING
Est. value
$745,000
OFFICE BUILDING
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
1964
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Units
1
Lot
3 ac
Current owner
From public records · entity-resolved
Gsc LLC
Entity
Mailing address
1500 WOODGROVE WAY, ROSEVILLE, CA 95661-4024
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2025
—
Gsc LLC
—
Deed
related
$650,000 · Rubicon Mortgage Fund LLC
Apr 28, 2025
—
Gsc LLC
Ssb LLC
Grant Deed
—
Apr 1, 2024
$1,100,000
Ssb LLC
Stacey J Joslin
Grant Deed
—
Apr 16, 2007
$1,000,000
Stacey J Joslin
Michael M Gorin
Grant Deed
$700,000 · Suntrust Mortgage INC
Apr 16, 2007
—
Stacey J Joslin
Gorin,vitaly
Grant Deed
related
—
Aug 19, 2005
—
Gorin Family Trust
Gorin,michael M & Rufina
Quit Claim Deed
related
—
Sep 9, 2003
$700,000
Michael M Gorin
Robison,thomas W
Grant Deed
$560,000 · Indymac Bank Fsb
Jul 30, 2001
$650,000
Thomas W Robinson
Clauson Trust
Grant Deed
$480,000 · Indymac Bank Fsb
—
—
Clauson Trust
—
Deed Of Trust
related
$465,000 · Jennings Trust
—
—
Clauson Trust
—
Deed Of Trust
related
$38,962 · Floyd & Pfluefer
—
—
Stacey J Joslin
—
Loan Modification
related
$700,000 · Suntrust Mtg
—
—
Thomas W Robison
—
Deed Of Trust
related
$40,000 · Jane
—
—
Michael M Gorin
—
Deed Of Trust
related
$570,500 · America's Wholesale Lender
—
—
Clauson Trust
—
Deed Of Trust
related
$11,400 · Individual
—
—
Clauson Trust
—
Deed Of Trust
related
$75,000 · Individual
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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