BP-Zoned Office
For Sale
Contact for pricing
6359 Auburn Blvd, Citrus Heights, CA 95621
Office property in Citrus Heights with access to Interstate 80 and nearby established residential communities.
Property Size4,089 SF
Price / SF$190.33
Days on Market145
Property Features for 6359 Auburn Blvd
General Information
Standard status
Active
Size
4,089 SF
Class
C
Property subtype
Office
Zoning
BP, Business park
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Building Details
Year Built
1982
Buildings
1
Stories
1
Units
4
Listing Agency:
Marcus & Millichap - Sacramento
Listed By:
Ross Relles, III · License #01975497
Source:
Crexi
Added: Apr 8
Changed: Aug 29
Last Checked: Aug 29 at 10:03PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Marcus & Millichap - Sacramento
Investment Insights
Based on property information with market context.
This office building in Citrus Heights contains 4,089 square feet and was constructed in 1982. The property carries BP, Business park zoning, supporting its identification as an office asset within a business park setting.
Located at 6359 Auburn Blvd, the property is near Interstate 80 and less than 15 miles from Downtown Sacramento. Its setting is surrounded by established residential communities, with access for employees and clients traveling throughout the Sacramento metro area.
Located at 6359 Auburn Blvd, the property is near Interstate 80 and less than 15 miles from Downtown Sacramento. Its setting is surrounded by established residential communities, with access for employees and clients traveling throughout the Sacramento metro area.
Key Highlights
- 4,089‑square‑foot office building
- BP, Business park zoning
- Constructed in 1982
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$63,948
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.22%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,278,960
$1.3M
Cap Rate 7%
$913,543
$913.5K
Cap Rate 9%
$710,533
$710.5K
Market Conditions
NOI Build-Up for 4,089 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$105.0K $25.68/SF
− Vacancy
−$19.7K −$4.83/SF
EGI
$85.3K $20.85/SF
− OpEx
−$21.3K −$5.21/SF
NOI
$63.9K $15.64/SF
Area
Sacramento County, CA
Vacancy
18.80%
Lease Rate
$25.68 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,278,960
Cap Rate 7%
$913,543
Cap Rate 9%
$710,533
Alternative Uses
Best Use
Office B
$913.5K
$799.4K – $1.07M
NOI $63,948 @ 7.0% cap · market cap 8.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$953.2K – $1.27M
NOI $76,253 @ 7.0% cap · market cap 9.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
595
Businesses Nearby
Explore this area
Business Placement
Demographics for 95621, CA
42,941
Population
17,284
Households
2.5
Avg Household Size
40
Median Age
20%
College-Educated
90%
High-School Grad
6.7 sq mi
ZIP Area
6,409
Density / Sq Mi
$77,377
Median Household Income
$43,789
Median Earnings
$1,776
Median Rent
$401,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Office property in Citrus Heights with access to Interstate 80 and nearby established residential communities.
Where is this office building located?
The property is located at 6359 Auburn Blvd Citrus Heights, CA.
What is the asking price?
The asking price for this property is $778,240.
What are key features of this property?
This property features: 4,089‑square‑foot office building; BP, Business park zoning; Constructed in 1982
