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Property profile & analytics
FOR SALE
Office Spaces
9265 Sierra College Blvd Roseville, CA 95661
Entity Owned
~
Est. High Equity
Property ID
US09-7494968
For Sale
$1,612,903
9265 Sierra College Blvd, Roseville, CA 95661
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2007
Construction
WOOD
Total area
5,638 SF
Lot
0.15 ac (6,708 SF)
APN
466-190-036-000
UPID
US09-7494968
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
-
WGG BUSINESS SOLUTIONS Business Service Center
-
Shayne Layton - Ameriprise Financial Services, Inc. Financial Advisor
-
Bill Lawver - Ameriprise Financial Services, Inc. Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.93M
CAP Approach
CAP
$1.20M
Comparable Approach
Comparable
$1.92M
Blend (final)
Blend
$1.92M
Owner & transaction history
Livingstons Concrete Service INC
Livingstons Concrete Service INC
since 2025
Last sale
$2.0M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+80.3%
Auto repair, garage
$1.6M
+9.8%
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 Roseville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roseville 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
$1,855,000
ML approach
$1,925,000
CAP Approach
CAP Return
Estimation
6%
$1,295,000
6.5%
$1,195,000
7%
$1,110,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,480,000
Current use
RESTAURANT
$2,665,000
Change: +80% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,625,000
Change: +10% · Conversion: Difficult
MEDICAL BUILDING
$1,345,000
Change: -9% · Conversion: Easy
RETAIL STORES
$1,315,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.92M
Range $1.73M – $2.11M · ±10% · vs last sale $1.96M (May 4 2025)
Last sale anchor
$1.96M
May 4 2025
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
$341 / 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
$20,821
Tax year 2024
Assessed value
$2,016,294
Assessed 2024
Previous assessed
$2,016,294
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$573,052
Assessed improvement
$1,443,242
Applied tax rate
5.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
For Sale
Year built
2007
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Total area
5,638 SF
Lot
0.15 ac (6,708 SF)
APN
466-190-036-000
UPID
US09-7494968
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
COMMERCIAL (GENERAL) Current
Est. value
$1.5M
RESTAURANT
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
2007
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Lot
0.15 ac
Current owner
From public records · entity-resolved
Livingstons Concrete Service INC
Entity
Mailing address
9245 SIERRA COLLEGE BLVD, ROSEVILLE, CA 95661-5934
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2025
$1,955,000
Livingstons Concrete Service INC
Varis LLC
Grant Deed
$1,158,000 · Five Star Bank
Aug 12, 2020
—
2020 Between Varis LLC
—
Deed
related
$783,000 · Us Small Business Administrati
Jul 10, 2020
$1,900,000
Varis LLC
Scb Holdings LLC
Grant Deed
$950,000 · Exchange Bank
Aug 1, 2007
—
Granite Bay Pavilions Office L
Granite Bay Pavilions Retail L
Quit Claim Deed
related
—
Aug 1, 2007
$1,748,000
Wgg Holdings LLC
Granite Bay Pavilions Office L
Grant Deed
related
$1,171,400 · Granite Community Bank NA
—
—
2020 Between Varis LLC
—
Loan Modification
related
$783,000 · Us Small Business Administrati
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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