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Property profile & analytics
OFF-MARKET
Estimated value
$1,255,000
Office buildings
6400 Tupelo Dr Citrus Heights, CA 95621-1741
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1518104
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
WOOD
Total area
6,053 SF
Lot
0.93 ac (40,511 SF)
Zoning code
SPA
APN
209-0311-036-0000
UPID
US09-1518104
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
-
Learning ARTS Crisis Center Medical Clinic
-
Hearthstone Counseling Services, Inc. Psychotherapist Counselor
-
William Brandom Physician Medical Clinic
-
Ian Wilson Physician Medical Clinic
-
Eli Thompson Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.56M
Comparable Approach
Comparable
$1.34M
Blend (final)
Blend
$1.26M
Owner & transaction history
William Henry Brandon · 1 yrs held
William Henry Brandon
since 2025
7 recorded transactions
Zoning & alternative use
SPA · Citrus Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+49.9%
Auto repair, garage
$1.6M
+48.6%
Apartment house (5+ units)
$1.5M
+38.2%
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%
$1,685,000
6.5%
$1,555,000
7%
$1,440,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,050,000
Current use
MEDICAL BUILDING
$1,575,000
Change: +50% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,565,000
Change: +49% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,455,000
Change: +38% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,415,000
Change: +34% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,265,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$1.26M
Range $1.13M – $1.38M · ±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
$207 / 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
$16,656
Tax year 2024
Assessed value
$1,379,182
Assessed 2024
Previous assessed
$1,379,182
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$479,427
Assessed improvement
$899,755
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
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
6,053 SF
Lot
0.93 ac (40,511 SF)
Zoning code
SPA
APN
209-0311-036-0000
UPID
US09-1518104
Jurisdiction
SACRAMENTO
Zoning & alternative use
SPA · Citrus Heights, CA
Zoning SPA · permitted uses
SPA · 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
MEDICAL BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.93 ac
Current owner
From public records · entity-resolved
William Henry Brandon
Individual
Mailing address
3618 GHISLAINE CT, ROSEVILLE, CA 95747-9152
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 18, 2025
—
William H Brandon
—
Deed
related
$1,577,000 · Banner Bank
Jul 17, 2025
—
William H Brandon
—
Deed
related
$982,000 · Banner Bank
Jun 20, 2025
—
William Henry Brandon
The Will & Lara Brandon Revocable T
Deed
related
—
Aug 19, 2024
—
William H Brandon
—
Deed
related
$200,000 · Tanner Family Properties LLC
Nov 9, 2021
—
William Henry Brandon
6400 Tupelo LLC
Grant Deed
—
Nov 25, 2015
—
6400 Tupelo LLC
Brandon,william H & Lara J
Grant Deed
—
Sep 27, 2006
$1,050,000
William H Brandon
Yuen Kam Y Trust
Grant Deed
$686,225 · American River Bank
Sep 27, 2006
—
Elsie C Yuen
Yuen,eugene
Affidavit Of Death
related
—
Jan 7, 1992
$473,500
Yuen Trust
Powell,lloyd W
Trustees Deed
—
—
—
Elsie C Yuen
—
Deed Of Trust
related
$350,000 · Bank Of The Orient
—
—
William H Brandon
—
Deed Of Trust
related
—
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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