Two-Unit
For Sale
$600,000
7979 Alta Vista Lane, Citrus Heights, CA 95610
Two maintained residences provide an established multifamily configuration near shopping, dining, and schools.
Property Size1,960 SF
Days on Market11
Property Features for 7979 Alta Vista Lane
General Information
Standard status
Active
Size
1,960 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Building Size
1,960 SF
Year Built
1977
Listing Agency:
RE/MAX Gold Cameron Park
(530) 676-8600
Listed By:
Leslie Bauscher · License #01259683
Source:
Teamnavigate
Added: Aug 13
Changed: Aug 21
Last Checked: Aug 22 at 11:40AM
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 RE/MAX Gold Cameron Park
Investment Insights
Based on property information with market context.
This multifamily property is configured as a duplex with two residential units. Both residences are described as well cared for and are currently positioned to provide rental income. The property was built in 1977.
Located on Alta Vista Lane in Citrus Heights, the duplex is near shopping, dining, and schools. Its two-unit layout supports residential income use within an established neighborhood setting.
Located on Alta Vista Lane in Citrus Heights, the duplex is near shopping, dining, and schools. Its two-unit layout supports residential income use within an established neighborhood setting.
Key Highlights
- Duplex configuration with two residential units
- Both units are described as well cared for
- Current rental income from the two‑unit property
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
$28,491
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
4.75%
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%
$569,820
$569.8K
Cap Rate 7%
$407,014
$407.0K
Cap Rate 9%
$316,567
$316.6K
Market Conditions
NOI Build-Up for 1,960 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
$43.5K $22.20/SF
− Vacancy
−$2.8K −$1.43/SF
EGI
$40.7K $20.77/SF
− OpEx
−$12.2K −$6.23/SF
NOI
$28.5K $14.54/SF
Area
Sacramento County, CA
Vacancy
6.46%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
30.00%
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%
$569,820
Cap Rate 7%
$407,014
Cap Rate 9%
$316,567
Alternative Uses
Best Use
Multifamily LT 5
$407.0K
$356.1K – $474.9K
NOI $28,491 @ 7.0% cap · market cap 4.75%
Second Best
Apartment 5plus
$373.7K
$327.0K – $436.0K
NOI $26,162 @ 7.0% cap · market cap 4.36%
Theoretical Best
Office A
$522.2K
$456.9K – $609.2K
NOI $36,551 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,416
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two maintained residences provide an established multifamily configuration near shopping, dining, and schools.
Where is this duplex located?
The property is located at 7979 Alta Vista Lane Citrus Heights, CA.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Duplex configuration with two residential units; Both units are described as well cared for; Current rental income from the two‑unit property
