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Property profile & analytics
OFF-MARKET
Estimated value
$29,235,000
Apartment buildings
6635 Sylvan Rd Citrus Heights, CA 95610-4400
Trust Owned
8-yr Hold
Absentee Owner
Property ID
US09-1242384
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1989
Construction
WOOD
Total area
146,461 SF
Lot
14.93 ac (650,350 SF)
Zoning code
RD20
APN
211-0270-008-0000
UPID
US09-1242384
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
-
The Oaks At Stock Ranch Apartment Complex Apartment Building
-
Small Business Administration Government Office
-
WATCHLUXX (Bike/Boat/Book/etc) Store Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$30.08M
Comparable Approach
Comparable
$29.75M
Blend (final)
Blend
$29.24M
Owner & transaction history
Rubin,bernard F & Helen Trust A · 8 yrs held
Rubin,bernard F & Helen Trust A
since 2018
7 recorded transactions
Zoning & alternative use
RD20 · Citrus Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$38.1M
+8.4%
Auto repair, garage
$37.8M
+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%
$32,585,000
6.5%
$30,075,000
7%
$27,930,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$35,170,000
Current use
MEDICAL BUILDING
$38,130,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$37,815,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$34,210,000
Change: -3% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$30,555,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$29.24M
Range $26.31M – $32.16M · ±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
$200 / 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
$144,294
Tax year 2024
Assessed value
$11,960,955
Assessed 2024
Previous assessed
$11,960,955
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$4,324,457
Assessed improvement
$7,636,498
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
1989
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
145
Total area
146,461 SF
Lot
14.93 ac (650,350 SF)
Zoning code
RD20
APN
211-0270-008-0000
UPID
US09-1242384
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
$35.2M
MEDICAL BUILDING
Est. value
$38.1M
AUTO REPAIR, GARAGE
Est. value
$37.8M
COMMERCIAL (GENERAL)
Est. value
$34.2M
INDUSTRIAL (GENERAL)
Est. value
$30.6M
APARTMENT HOUSE (5+ UNITS) Current
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
1989
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
145
Lot
14.93 ac
Current owner
From public records · entity-resolved
Rubin,bernard F & Helen Trust A
Trust
Mailing address
100 SARATOGA AVE STE #300, SANTA CLARA, CA 95051-7337
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2018
—
Jmk Oaks Investors
—
Deed
related
$8,040,000 · Jp Morgan Chase Bk
Mar 13, 2018
—
Rubin,bernard F & Helen Trust A
Rubin Bernard F
Quit Claim Deed
related
—
Dec 30, 1994
—
Merrilee J Turley
Turley,edward L
Quit Claim Deed
related
—
Dec 7, 1994
$400,000
Edward M Turley
Kehriotis,john M
Grant Deed
related
—
Jun 29, 1994
$260,000
Turley Mortgage Co
Kehriotis,john M
Grant Deed
related
—
Jun 21, 1994
$154,000
Turley Mortgage Co
Kehriotis,john M
Grant Deed
related
—
May 27, 1994
—
Turley Mortgage Co
Kehriotis,john M
Grant Deed
related
—
Apr 22, 1994
—
J M K Oaks Investors
Gatx Realty Corp
Trustees Deed
$4,900,000 · American Savings Bank
Nov 30, 1988
—
Stock Ranch 406
—
Deed Of Trust
related
$3,550,000 · Gatx Realty Corp
Sep 9, 1988
—
406 Stock Ra Tcr
—
Grant Deed
related
$3,550,000 · Gatx Realty Corp
Aug 30, 1988
$1,450,000
406 Stock Ra Tcr
C&s Properties
Trustees Deed
—
—
—
Jmk Oaks Investors
—
Deed Of Trust
related
$8,040,000 · Jp Morgan Chase Bk
—
—
406 Stock Ra Tcr
—
Deed Of Trust
related
$5,650,000 · Fuji Bank
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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