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Property profile & analytics
OFF-MARKET
Estimated value
$2,010,000
Retail space
9545 Folsom Blvd Sacramento, CA 95827-1209
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-3197328
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Construction
WOOD
Total area
15,043 SF
Lot
1.06 ac (46,173 SF)
Zoning code
SPA
APN
075-0040-039-0000
UPID
US10-3197328
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
-
Yan Angel Massage 按摩店 Alternative Medicine Practice Spa & Massage Center
-
Farmers Insurance - Jung Bae Insurance Agency
-
Modurang Family Korean Restaurant Restaurant
-
Helen U. Choi, PharmD Pharmacy
-
Folsom Leader Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.73M
Blend (final)
Blend
$2.01M
Owner & transaction history
Ks Investment Corp · 12 yrs held
Ks Investment Corp
since 2014
7 recorded transactions
Zoning & alternative use
SPA · Sacramento, CA
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 Sacramento submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sacramento 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,845,000
Current use
Blend value · Realmo final
$2.01M
Range $1.81M – $2.21M · ±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
$134 / 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
$26,806
Tax year 2024
Assessed value
$2,200,000
Assessed 2024
Previous assessed
$2,200,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$550,000
Assessed improvement
$1,650,000
Applied tax rate
52.0000
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
1988
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
15,043 SF
Lot
1.06 ac (46,173 SF)
Zoning code
SPA
APN
075-0040-039-0000
UPID
US10-3197328
Jurisdiction
SACRAMENTO
Zoning & alternative use
SPA · Sacramento, CA
Zoning SPA · permitted uses
SPA · Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sacramento. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.8M
RETAIL STORES 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
1988
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
1.06 ac
Current owner
From public records · entity-resolved
Ks Investment Corp
Entity
Free & Clear · 12 yrs held
Mailing address
153 WEBSTER ST, MONTEREY, CA 93940-3119
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
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
Jun 30, 2014
—
Ks Investment Corp
Han,il S & Kyung O
Grant Deed
—
Mar 4, 1997
—
Simon Trust
Simon,frederick J
Quit Claim Deed
related
—
May 24, 1990
$1,575,000
Hsm Exchange INC
Gibraltar Proper
Trustees Deed
—
May 24, 1990
—
Frederick Simon
Simon Judy
Quit Claim Deed
related
$1,045,000 · Capitol Bank
—
—
Ks Investment Corp
—
Loan Modification
related
$957,701 · East West Bk
—
—
Simon Trust
—
Deed Of Trust
related
$963,000 · Capitol Valley Bank
—
—
Soo Han
—
Deed Of Trust
related
$1,155,000 · East West Bank
—
—
Frederick Simon
—
Deed Of Trust
related
$1,045,000 · Great Northern Mortgage
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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