Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$4,925,000
Apartment buildings
7400 Willowcreek Dr Citrus Heights, CA 95610-7463
Entity Owned
12-yr Hold
Property ID
US09-2762628
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1984
Construction
WOOD
Total area
16,937 SF
Lot
0.96 ac (41,818 SF)
Zoning code
RD20
APN
233-0470-039-0000
UPID
US09-2762628
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
-
Willow Creek Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.48M
Comparable Approach
Comparable
$5.83M
Blend (final)
Blend
$4.93M
Owner & transaction history
Landmark Garden Associates · 12 yrs held
Landmark Garden Associates
since 2014
7 recorded transactions
Zoning & alternative use
RD20 · Citrus Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.0M
+95.9%
Medical building
$4.4M
+8.4%
Auto repair, garage
$4.4M
+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%
$3,770,000
6.5%
$3,480,000
7%
$3,230,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,065,000
Current use
RESTAURANT
$7,965,000
Change: +96% · Conversion: Difficult
MEDICAL BUILDING
$4,410,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,375,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,955,000
Change: -3% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$3,535,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$4.93M
Range $4.43M – $5.42M · ±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
$291 / 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
$28,139
Tax year 2024
Assessed value
$2,343,140
Assessed 2024
Previous assessed
$2,343,140
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$264,397
Assessed improvement
$2,078,743
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 (5+ UNITS)
Status
Off-Market
Year built
1984
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
20
Total area
16,937 SF
Lot
0.96 ac (41,818 SF)
Zoning code
RD20
APN
233-0470-039-0000
UPID
US09-2762628
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
$4.1M
RESTAURANT
Est. value
$8.0M
MEDICAL BUILDING
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$4.4M
COMMERCIAL (GENERAL)
Est. value
$4.0M
INDUSTRIAL (GENERAL)
Est. value
$3.5M
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
1984
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
20
Lot
0.96 ac
Current owner
From public records · entity-resolved
Landmark Garden Associates
Entity
Mailing address
PO BOX 21654, SAN JOSE, CA 95151-1654
Ownership since
2014
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
Oct 18, 2019
—
Bennett Valley Properties LLC
—
Deed
related
$1,105,000 · Luther Burbank Svgs
Jun 4, 2014
—
Landmark Garden Associates
Hing T W & J Trust
Quit Claim Deed
$1,130,000 · Wells Fargo Bank NA
Aug 10, 2011
—
Som H W & D G Family Trust
Som H W & D G Family Trust
Quit Claim Deed
related
—
Jun 30, 1999
—
Lee Trust
Lee,paul & Betty
Quit Claim Deed
related
—
Jun 17, 1999
—
Chan Trust
Chan,thomas T & Sandra F
Quit Claim Deed
related
—
Jun 14, 1999
—
Chew Trust
Chew,james & Jean
Quit Claim Deed
related
—
Jun 10, 1999
—
Som Trust
Som,harvey W & Dorothy G
Quit Claim Deed
related
—
Jun 9, 1999
—
Yee Trust
Yee,roy K & Kim F
Quit Claim Deed
related
—
May 9, 1990
—
Hing Trenton W
Hing Trenton W
Quit Claim Deed
related
$780,000 · American Savings Bank
—
—
Bennett Valley Properties LLC
—
Deed Of Trust
related
$1,105,000 · Luther Burbank Svgs
—
—
James Chew
—
Deed Of Trust
related
$753,500 · Home Savings Of America
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 7400 Willowcreek Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
