Office and Shop with Secured
For Sale
$1,000,000
7444 Auburn Blvd Citrus, Citrus Heights, CA 95610
Freestanding office, shop, and fenced yard space with Auburn Boulevard frontage and on-site parking.
Property Size1,800 SF
Price / SF$555.56
Days on Market50
Property Features for 7444 Auburn Blvd Citrus
General Information
Standard status
Active
Size
1,800 SF
Class
C
Property subtype
Street Retail
Site & Location
Traffic Count
28,535 vehicles/day
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Office Units
1
Building Details
Building Size
1,800 SF
Year Built
1957
Listing Agency:
Coldwell Banker Commercial Realty
Listed By:
Kurt Parkinson
(916) 798-4214
Source:
Thebrokerlist
Added: Jul 26
Changed: Sep 6
Last Checked: Sep 12 at 3:37AM
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 Coldwell Banker Commercial Realty
Investment Insights
Based on property information with market context.
7444 Auburn Boulevard presents a flexible owner-user configuration combining an approximately 1,200-square-foot office building with a restroom, a separate approximately 600-square-foot shop, and approximately 2,400 square feet of fenced and secured yard space.
The property is situated along Auburn Boulevard between Antelope Road and Old Auburn Road, benefiting from prominent boulevard frontage, on-site parking, and strong visibility within a well-established commercial corridor. Access to the broader Citrus Heights and Sacramento-region trade markets is supported by nearby Interstate 80.
The sale includes a recorded deed restriction prohibiting monument, memorial, gravestone and substantially similar competing uses. Building and land areas are approximate, and prospective purchasers are encouraged to independently verify zoning, permitted uses, dimensions, and property condition.
The property is situated along Auburn Boulevard between Antelope Road and Old Auburn Road, benefiting from prominent boulevard frontage, on-site parking, and strong visibility within a well-established commercial corridor. Access to the broader Citrus Heights and Sacramento-region trade markets is supported by nearby Interstate 80.
The sale includes a recorded deed restriction prohibiting monument, memorial, gravestone and substantially similar competing uses. Building and land areas are approximate, and prospective purchasers are encouraged to independently verify zoning, permitted uses, dimensions, and property condition.
Key Highlights
- 1,200 SF office building (Year Built 1957) with a restroom
- Separate 600 SF shop building
- Approximately 2,400 SF fenced and secured yard for equipment storage or staging
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
$28,150
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
2.82%
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%
$563,000
$563.0K
Cap Rate 7%
$402,143
$402.1K
Cap Rate 9%
$312,778
$312.8K
Market Conditions
NOI Build-Up for 1,800 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
$46.2K $25.68/SF
− Vacancy
−$8.7K −$4.83/SF
EGI
$37.5K $20.85/SF
− OpEx
−$9.4K −$5.21/SF
NOI
$28.2K $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%
$563,000
Cap Rate 7%
$402,143
Cap Rate 9%
$312,778
Alternative Uses
Best Use
Office B
$402.1K
$351.9K – $469.2K
NOI $28,150 @ 7.0% cap · market cap 2.82%
Second Best
Flex RnD
$389.6K
$340.9K – $454.6K
NOI $27,273 @ 7.0% cap · market cap 2.73%
Theoretical Best
Office A
$479.5K
$419.6K – $559.5K
NOI $33,567 @ 7.0% cap · market cap 3.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
1
Office units
28,535 VPD
Traffic count
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
521
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95610, CA
46,592
Population
18,277
Households
2.5
Avg Household Size
37
Median Age
24%
College-Educated
91%
High-School Grad
7.9 sq mi
ZIP Area
5,898
Density / Sq Mi
$77,565
Median Household Income
$42,606
Median Earnings
$1,764
Median Rent
$466,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Splendid Gourmet Catering — 7530 Auburn Blvd, Citrus Heights, CA 95610
Frequently Asked Questions
What type of property is this?
Flex space - Freestanding office, shop, and fenced yard space with Auburn Boulevard frontage and on-site parking.
Where is this flex space located?
The property is located at 7444 Auburn Blvd Citrus Citrus Heights, CA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 1,200 SF office building (Year Built 1957) with a restroom; Separate 600 SF shop building; Approximately 2,400 SF fenced and secured yard for equipment storage or staging
