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Property profile & analytics
OFF-MARKET
Estimated value
$67,415,000
Apartment buildings
5400 Heritage Tree Ln Citrus Heights, CA 95610-7965
Entity Owned
7-yr Hold
Absentee Owner
Property ID
US09-0606577
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
2000
Construction
WOOD
Total area
199,580 SF
Lot
10.29 ac (448,232 SF)
Zoning code
RD20
APN
233-0044-011-0000
UPID
US09-0606577
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Lily Lotus Meditation Wellness Program Health
-
Atwood Apartments Real Estate Agency
-
Heena by Aish Artist
-
100% Appliance Repair Home Appliance Store
-
Grames Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$40.99M
Comparable Approach
Comparable
$72.34M
Blend (final)
Blend
$67.42M
Owner & transaction history
Mg Atwood Apartments Ria LLC · 7 yrs held
Mg Atwood Apartments Ria LLC
since 2018
7 recorded transactions
Zoning & alternative use
RD20 · Citrus Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$93.9M
+95.9%
Medical building
$52.0M
+8.4%
Auto repair, garage
$51.5M
+7.5%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Citrus Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Citrus Heights submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$44,400,000
6.5%
$40,985,000
7%
$38,055,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$47,925,000
Current use
RESTAURANT
$93,870,000
Change: +96% · Conversion: Difficult
MEDICAL BUILDING
$51,960,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$51,530,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$46,620,000
Change: -3% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$41,640,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$67.42M
Range $60.67M – $74.16M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$338 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$617,088
Tax year 2024
Assessed value
$51,401,365
Assessed 2024
Previous assessed
$51,401,365
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$5,194,817
Assessed improvement
$46,206,548
Applied tax rate
6.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
2000
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
206
Total area
199,580 SF
Lot
10.29 ac (448,232 SF)
Zoning code
RD20
APN
233-0044-011-0000
UPID
US09-0606577
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD20 · Citrus Heights, CA
Zoning RD20 · permitted uses
RD20 · Citrus Heights, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Citrus Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$47.9M
RESTAURANT
Est. value
$93.9M
MEDICAL BUILDING
Est. value
$52.0M
AUTO REPAIR, GARAGE
Est. value
$51.5M
COMMERCIAL (GENERAL)
Est. value
$46.6M
INDUSTRIAL (GENERAL)
Est. value
$41.6M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2000
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
206
Lot
10.29 ac
Current owner
From public records · entity-resolved
Mg Atwood Apartments Ria LLC
Entity
Mailing address
10505 SORRENTO VLY RD STE #300, SAN DIEGO, CA 92121-1619
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2018
$47,000,000
Mg Atwood Apartments Ria LLC
Fairfield Sunrise LLC
Grant Deed
$30,811,000 · Cbre Cap Markets
Feb 6, 2015
$10,570,000
Fairfield Sunrise LLC
Grove At Sunrise LLC
Grant Deed
—
Jan 3, 2007
—
The Grove At Sunrise LLC
The Grove At Sunrise LLC
Grant Deed
related
$1,000,000 · Citibank NA
Feb 16, 2005
—
Fsc Of Sacramento Associates LLC
Exxon Mobil Corp
Grant Deed
related
—
Feb 15, 2005
—
Crystal Springs Apartments LLC
Fsc Of Sacramento Associates LLC
Grant Deed
—
Jan 3, 2003
—
Fsc/sacramento Associates LLC
Bronson,tr
Quit Claim Deed
related
—
Nov 9, 2001
—
Bronson Trust
Fsc/sacramento Associates LLC
Grant Deed
related
$16,200,000 · California Federal Bank
Oct 9, 1998
—
Fsc/sacramento Associates LLC
—
Grant Deed
related
$13,000,000 · Guaranty Federal Bank Fsb
Oct 8, 1998
—
Fsc/sacramento Associates LLC
Fsc/sacramento Associates LLC
Quit Claim Deed
related
—
Mar 30, 1998
—
Fsc/sacramento Associates LLC
Grove At Citrus Heights
Grant Deed
related
—
Jul 5, 1989
$2,350,000
Retirement Inns
Fisher A Borger
Trustees Deed
—
Jul 5, 1989
—
Grove Citrus Hei
Retirement Inns
Trustees Deed
related
—
May 19, 1989
$2,800,000
Grove At Cirtus
Retirement Inns
Grant Deed
—
Feb 24, 1988
$2,350,000
Retirement Inns
Retirement Inns
Grant Deed
related
—
—
—
Grove At Sunrise LLC
—
Deed Of Trust
related
$17,100,000 · Private Lender
—
—
Fsc/sacramento Associates
—
Deed Of Trust
related
$15,450,000 · California Federal Bank
—
—
Fsc/sacramento Associates LLC
—
Deed Of Trust
related
$16,750,000 · Citibank West Fsb
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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