Mixed-Use Property with Office
For Sale
Contact for pricing
7522 WALNUT DR, Citrus Heights, CA 95610
Office and residential improvements occupy a fenced property with SPA zoning and monument signage.
Property Size3,431 SF
Price / SF$211.31
Days on Market125
Property Features for 7522 WALNUT DR
General Information
Standard status
Active
Size
3,431 SF
Property subtype
Retail, Mixed Use, Special Purpose
Zoning
SPA
Building Details
Year Built
1969
Stories
1
Units
2
Listing Agency:
Gallelli Real Estate
(916) 789-3337
Listed By:
Robb Osborne · License #CA 01398696
Source:
Crexi
Added: Apr 29
Changed: Aug 30
Last Checked: Aug 30 at 8:53PM
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 Gallelli Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property combines an approximately ±2,000 SF commercial building with an approximately ±1,431 SF residential building. The commercial component includes a broad open work area, two offices, a conference room, break room, and two restrooms, along with LED lighting, a vaulted ceiling, newer central HVAC, and 13 parking stalls within a fenced lot. Monument signage is also present.
The residential improvement contains three bedrooms and two baths and has been remodeled with modern finishes. The property encompasses 0.47 acres and carries SPA zoning. Under The Boulevard Plan, a specific plan for Auburn Boulevard, the zoning allows uses including retail trade, office, business, financial and professional services, and recreation. The improvements date to 1969.
The residential improvement contains three bedrooms and two baths and has been remodeled with modern finishes. The property encompasses 0.47 acres and carries SPA zoning. Under The Boulevard Plan, a specific plan for Auburn Boulevard, the zoning allows uses including retail trade, office, business, financial and professional services, and recreation. The improvements date to 1969.
Key Highlights
- Approximately ±2,000 SF commercial building with open area, two offices, conference room, break room, and two restrooms
- Approximately ±1,431 SF remodeled residential building with three bedrooms and 2 baths
- 13 parking stalls in a fenced parking lot with monument signage
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
$53,658
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
7.40%
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%
$1,073,160
$1.1M
Cap Rate 7%
$766,543
$766.5K
Cap Rate 9%
$596,200
$596.2K
Market Conditions
NOI Build-Up for 3,431 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
$88.1K $25.68/SF
− Vacancy
−$16.6K −$4.83/SF
EGI
$71.5K $20.85/SF
− OpEx
−$17.9K −$5.21/SF
NOI
$53.7K $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%
$1,073,160
Cap Rate 7%
$766,543
Cap Rate 9%
$596,200
Alternative Uses
Best Use
Office B
$766.5K
$670.7K – $894.3K
NOI $53,658 @ 7.0% cap · market cap 7.40%
Second Best
Retail
$638.1K
$558.3K – $744.4K
NOI $44,666 @ 7.0% cap · market cap 6.16%
Theoretical Best
Office A
$914.0K
$799.8K – $1.07M
NOI $63,982 @ 7.0% cap · market cap 8.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
596
Businesses Nearby
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Office and residential improvements occupy a fenced property with SPA zoning and monument signage.
Where is this mixed-use property located?
The property is located at 7522 WALNUT DR Citrus Heights, CA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Approximately ±2,000 SF commercial building with open area, two offices, conference room, break room, and two restrooms; Approximately ±1,431 SF remodeled residential building with three bedrooms and 2 baths; 13 parking stalls in a fenced parking lot with monument signage
