Arcade Lake Condo with Greenbelt
For Sale
$199,900
8033 Arcade Lake Lane Citrus, Citrus Heights, CA 95610
Charming 2 bed, 2 bath condo with greenbelt view.
Property Size942 SF
Price / SF$212.21
Days on Market354
Property Features for 8033 Arcade Lake Lane Citrus
General Information
Standard status
Active
Size
942 SF
Property subtype
Condominium
Amenities
Fireplace
Central
Built-In Electric Range
Dishwasher
Disposal
Deck, Cable Available, Composition
Building Details
Building Size
942 SF
Year Built
1982
Stories
1
Listing Agency:
Security Pacific Real Estate
(916) 208-2220
Listed By:
Warren Adams · License #00683223
Source:
Kw
Added: Aug 26, 2025
Changed: Aug 8
Last Checked: Aug 13 at 4:56PM
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 Security Pacific Real Estate
Investment Insights
Based on property information with market context.
This is a charming condo featuring two bedrooms and two bathrooms. The property offers a greenbelt view and includes a living room with a cozy fireplace. An entryway features a mural. The complex includes a scenic pond and walking trails near Arcade Creek. The location provides convenient access to restaurants, shopping, schools, and entertainment.
Key Highlights
- 2 bed, 2 bath condo
- Enjoy a greenbelt view
- Complex features scenic pond and walking trails near Arcade Creek
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
$12,574
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
6.29%
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%
$251,480
$251.5K
Cap Rate 7%
$179,629
$179.6K
Cap Rate 9%
$139,711
$139.7K
Market Conditions
NOI Build-Up for 942 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
$24.5K $26.04/SF
− Vacancy
−$1.7K −$1.77/SF
EGI
$22.9K $24.27/SF
− OpEx
−$10.3K −$10.92/SF
NOI
$12.6K $13.35/SF
Area
Sacramento County, CA
Vacancy
6.80%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$251,480
Cap Rate 7%
$179,629
Cap Rate 9%
$139,711
Alternative Uses
Best Use
Apartment 5plus
$179.6K
$157.2K – $209.6K
NOI $12,574 @ 7.0% cap · market cap 6.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$251.0K
$219.6K – $292.8K
NOI $17,567 @ 7.0% cap · market cap 8.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
845
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?
Apartment building - Charming 2 bed, 2 bath condo with greenbelt view.
Where is this apartment building located?
The property is located at 8033 Arcade Lake Lane Citrus Citrus Heights, CA.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: 2 bed, 2 bath condo; Enjoy a greenbelt view; Complex features scenic pond and walking trails near Arcade Creek
