Leased Office Portfolio with Vacant
For Sale
Contact for pricing
7610 Auburn Blvd, Citrus Heights, CA 95610
Two fully leased professional buildings are paired with a separate rear parcel for a mixed-use property profile.
Property Size16,130 SF
Price / SF$173.59
Days on Market21
Property Features for 7610 Auburn Blvd
General Information
Standard status
Active
Size
16,130 SF
Property subtype
Office
Zoning
SPA
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$126,369
Additional Details
Road Access
Yes
Land Use
office, medical, professional
Building Details
Buildings
2
Tenancy
Multi
Building Size
16,130 SF
Listing Agency:
Capitol Commercial Real Estate and Busines Services
(916) 402-1714
Listed By:
Nina Kovalyov · License #01718290
Source:
Crexi
Added: Aug 11
Changed: Aug 30
Last Checked: Aug 30 at 4:30PM
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 Capitol Commercial Real Estate and Busines Services
Investment Insights
Based on property information with market context.
This Citrus Heights offering includes two fully leased buildings used for office, medical, and professional purposes. Together, the improvements contain 16,130 square feet and form the primary built component of the property.
The assemblage covers three parcels at 7610 Auburn Blvd. A rear vacant parcel measures approximately 0.45 acres, adding undeveloped land to the existing office component. The property carries SPA zoning and combines occupied commercial improvements with a separate land parcel within the same offering.
The assemblage covers three parcels at 7610 Auburn Blvd. A rear vacant parcel measures approximately 0.45 acres, adding undeveloped land to the existing office component. The property carries SPA zoning and combines occupied commercial improvements with a separate land parcel within the same offering.
Key Highlights
- Two fully leased office, medical, and professional buildings
- 16,130 square feet of combined building area
- Three parcels included in the offering
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
$252,259
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
9.01%
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%
$5,045,180
$5.0M
Cap Rate 7%
$3,603,700
$3.6M
Cap Rate 9%
$2,802,878
$2.8M
Market Conditions
NOI Build-Up for 16,130 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
$414.2K $25.68/SF
− Vacancy
−$77.9K −$4.83/SF
EGI
$336.3K $20.85/SF
− OpEx
−$84.1K −$5.21/SF
NOI
$252.3K $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%
$5,045,180
Cap Rate 7%
$3,603,700
Cap Rate 9%
$2,802,878
Alternative Uses
Best Use
Office B
$3.60M
$3.15M – $4.20M
NOI $252,259 @ 7.0% cap · market cap 9.01%
Second Best
Healthcare Medical
$2.35M
$2.05M – $2.74M
NOI $164,184 @ 7.0% cap · market cap 5.86%
Theoretical Best
Office A
$4.30M
$3.76M – $5.01M
NOI $300,797 @ 7.0% cap · market cap 10.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
531
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?
Office building - Two fully leased professional buildings are paired with a separate rear parcel for a mixed-use property profile.
Where is this office building located?
The property is located at 7610 Auburn Blvd Citrus Heights, CA.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: Two fully leased office, medical, and professional buildings; 16,130 square feet of combined building area; Three parcels included in the offering
