Two-Building Office
For Sale
Contact for pricing
8340-8350 Auburn Blvd, Citrus Heights, CA 95610
Office and medical space along Auburn Boulevard with direct Interstate 80 access and a shared common-area breakroom.
Property Size18,049 SF
Price / SF$113.58
Days on Market59
Property Features for 8340-8350 Auburn Blvd
General Information
Standard status
Active
Size
18,049 SF
Property subtype
OFFICE
Occupancy
60%
Additional Details
Highway Access
Yes
Amenities
shared common area breakroom
Building Details
Buildings
2
Listing Agency:
Colliers | Sacramento
(916) 549-6376
Listed By:
Scott Bennett · License #01351389
(916) 549-6376
Source:
Moodyscre
Added: Jul 3
Changed: Aug 30
Last Checked: Aug 30 at 7:09AM
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 Colliers | Sacramento
Investment Insights
Based on property information with market context.
The offering includes two office buildings totaling approximately 18,049 SF at 8340-8350 Auburn Boulevard. The property supports office and medical occupancy, with available spaces ranging from approximately 1,250 SF to 4,943 SF. A shared common-area breakroom serves the buildings, and the current occupancy is approximately 60% leased.
Situated along Auburn Boulevard in Citrus Heights, the property has immediate access to Interstate 80 and the greater Sacramento region. Surrounding retail, dining, healthcare, and service amenities provide established support for employees and clients. The two-building configuration allows an owner-user to occupy space while retaining leased area within the property.
Situated along Auburn Boulevard in Citrus Heights, the property has immediate access to Interstate 80 and the greater Sacramento region. Surrounding retail, dining, healthcare, and service amenities provide established support for employees and clients. The two-building configuration allows an owner-user to occupy space while retaining leased area within the property.
Key Highlights
- Two office buildings totaling approximately 18,049 SF
- Available spaces range from approximately 1,250 SF to 4,943 SF
- Approximately 60% leased
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
$183,717
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
8.96%
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%
$3,674,340
$3.7M
Cap Rate 7%
$2,624,529
$2.6M
Cap Rate 9%
$2,041,300
$2.0M
Market Conditions
NOI Build-Up for 18,049 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
$331.4K $18.36/SF
− Vacancy
−$25.2K −$1.40/SF
EGI
$306.2K $16.96/SF
− OpEx
−$122.5K −$6.79/SF
NOI
$183.7K $10.18/SF
Area
Sacramento County, CA
Vacancy
7.60%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
40.00%
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%
$3,674,340
Cap Rate 7%
$2,624,529
Cap Rate 9%
$2,041,300
Alternative Uses
Best Use
Office B
$4.03M
$3.53M – $4.70M
NOI $282,270 @ 7.0% cap · market cap 13.77%
Second Best
Healthcare Medical
$2.62M
$2.30M – $3.06M
NOI $183,717 @ 7.0% cap · market cap 8.96%
Theoretical Best
Office A
$4.81M
$4.21M – $5.61M
NOI $336,583 @ 7.0% cap · market cap 16.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
60%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
700
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 - Office and medical space along Auburn Boulevard with direct Interstate 80 access and a shared common-area breakroom.
Where is this office building located?
The property is located at 8340-8350 Auburn Blvd Citrus Heights, CA.
What is the asking price?
The asking price for this property is $2,050,000.
What are key features of this property?
This property features: Two office buildings totaling approximately 18,049 SF; Available spaces range from approximately 1,250 SF to 4,943 SF; Approximately 60% leased
