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Property profile & analytics
OFF-MARKET
Estimated value
$965,000
Office buildings
5941 San Juan Ave Citrus Heights, CA 95610-6538
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7389153
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1984
Construction
WOOD
Total area
6,400 SF
Lot
0.39 ac (16,988 SF)
Zoning code
LC
APN
243-0420-019-0000
UPID
US09-7389153
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
-
Swan and Sword Tattoo Tattoo & Piercing Shop
-
Stone Real Estate Group, LLC Corporate Office
-
Daniel Uhimets, Capital Group Realty, Inc. Real Estate Agency
-
GoldNoise Studios Recording Studio
-
T B S Printing (Bike/Boat/Book/etc) Store Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.04M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$835k
Blend (final)
Blend
$965k
Owner & transaction history
Mei Kuen Karen Ng Cheung · 4 yrs held
Mei Kuen Karen Ng Cheung
since 2021
Last sale
$925,000
7 recorded transactions
Zoning & alternative use
LC · Citrus Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.5M
+38.2%
Commercial (general)
$1.5M
+34.5%
Industrial (general)
$1.3M
+20.1%
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
$1,100,000
ML approach
$1,040,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,110,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,535,000
Change: +38% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,495,000
Change: +34% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,335,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$965k
Range $869k – $1.06M · ±10% · vs last sale $925k (Aug 25 2021)
Last sale anchor
$925k
Aug 25 2021
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
$151 / 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
$7,036
Tax year 2024
Assessed value
$584,347
Assessed 2024
Previous assessed
$584,347
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$235,883
Assessed improvement
$348,464
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1984
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
6,400 SF
Lot
0.39 ac (16,988 SF)
Zoning code
LC
APN
243-0420-019-0000
UPID
US09-7389153
Jurisdiction
SACRAMENTO
Zoning & alternative use
LC · Citrus Heights, CA
Zoning LC · permitted uses
LC · 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
OFFICE BUILDING Current
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
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
1984
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
0.39 ac
Current owner
From public records · entity-resolved
Mei Kuen Karen Ng Cheung
Individual
Mailing address
1 LILY LN, ALAMO, CA 94507-1613
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Aug 25, 2021
—
Mei Kuen Karen Ng Cheung
Mei Kuen Karen Ng Cheung
Intrafamily Transfer
related
—
Jun 21, 2021
—
C Diamond Infra LLC
—
Deed
related
$665,000,000 · Deutsche Bank Trust Co Americas
Aug 8, 2019
$925,000
Mei K K N Cheung
Bokoch,vasiliy & Natalya
Grant Deed
—
Aug 8, 2019
—
Mei K K N Cheung
Ng,siu K S
Quit Claim Deed
related
—
Dec 30, 2013
—
Vasiliy Bokoch
Bokoch,vasiliy & Natalya
Quit Claim Deed
related
—
Feb 28, 2006
$1,188,500
Vasily Bokoch
Bozzuto Family Trust
Grant Deed
$800,000 · Bozzuto Family Trust
Dec 30, 2004
—
Bozzuto Family Trust
Apip 95 LLC
Grant Deed
related
—
Nov 1, 2004
$918,500
Apip 95 LLC
Bozzo,dean D
Grant Deed
—
Sep 17, 2004
$918,500
Bozzuto Family Trust
Bozzo,dean D
Grant Deed
related
—
Sep 5, 2000
—
Bozzo Trust
Bozzo,dean D
Quit Claim Deed
related
—
Jan 27, 2000
—
Dean D Bozzo
Dal Bozzo,donna L
Quit Claim Deed
related
—
Jan 27, 2000
$510,000
Bozzo,dean D
First Sunamerica Life Ins
Trustees Deed
$350,000 · Wells Fargo Bank
Jun 1, 1999
$525,000
First Sunamerica Life Insuranc
B W H INC
Trustees Deed
related
—
Aug 3, 1990
$812,500
Starker Services
Hegseth Michael
Trustees Deed
—
—
—
Bokoch,vasiliy & Natalya|kukuryak,sergey & Tatyana
—
Deed Of Trust
related
$565,000 · Wells Fargo Bk
—
—
B W H INC
—
Deed Of Trust
related
$540,000 · Wells Fargo Bank
—
—
Vasiliy Bokoch
—
Loan Modification
related
$800,000 · Bozzuta Family Trust (pt)
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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