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Property profile & analytics
OFF-MARKET
Estimated value
$8,240,000
Apartment buildings
7764 Poplar Ave Citrus Heights, CA 95621-2009
Entity Owned
6-yr Hold
Absentee Owner
Property ID
US09-2362258
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1989
Construction
WOOD
Total area
35,886 SF
Lot
3.02 ac (131,551 SF)
Zoning code
RD20
APN
204-0210-083-0000
UPID
US09-2362258
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
-
Antelope Manor Apartments Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.37M
Comparable Approach
Comparable
$9.74M
Blend (final)
Blend
$8.24M
Owner & transaction history
Phillips Family I LLC · 6 yrs held
Phillips Family I LLC
since 2019
7 recorded transactions
Zoning & alternative use
RD20 · Citrus Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$9.3M
+8.4%
Auto repair, garage
$9.3M
+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%
$7,985,000
6.5%
$7,370,000
7%
$6,845,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$8,615,000
Current use
MEDICAL BUILDING
$9,345,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$9,265,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,385,000
Change: -3% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$7,485,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$8.24M
Range $7.42M – $9.06M · ±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
$230 / 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
$48,695
Tax year 2024
Assessed value
$4,034,582
Assessed 2024
Previous assessed
$4,034,582
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$922,182
Assessed improvement
$3,112,400
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
1989
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
48
Total area
35,886 SF
Lot
3.02 ac (131,551 SF)
Zoning code
RD20
APN
204-0210-083-0000
UPID
US09-2362258
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
$8.6M
MEDICAL BUILDING
Est. value
$9.3M
AUTO REPAIR, GARAGE
Est. value
$9.3M
COMMERCIAL (GENERAL)
Est. value
$8.4M
INDUSTRIAL (GENERAL)
Est. value
$7.5M
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
1
Buildings
2
Units
48
Lot
3.02 ac
Current owner
From public records · entity-resolved
Phillips Family I LLC
Entity
Mailing address
6006 VIA DE LA ROSA, GRANITE BAY, CA 95746-9040
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Jul 26, 2019
—
Phillips Family I LLC
Phillips Family Trust
Correction Deed
related
—
Jan 29, 2019
—
Phillips Family I LLC
Phillips Family Trust
Quit Claim Deed
related
$3,000,000 · Jp Morgan Chase Bk
Jun 5, 2008
—
Phillips Family Trust
Phillips Family I LLC
Quit Claim Deed
—
Aug 14, 1998
$2,625,000
Phillips Family LLC
Isfan,samuila & Terezia
Grant Deed
$1,830,000 · Itla Funding Corp
Feb 27, 1997
—
Samuila Isfan
Web Service Co INC
Quit Claim Deed
related
$1,747,500 · Home Savings Of America
Nov 18, 1993
—
Samuila Isfan
Isfan,iosif & Co
Quit Claim Deed
related
$1,500,000 · Home Savings Of America
Dec 29, 1989
$2,494,000
Starker Services
Duncan R C
Trustees Deed
—
Dec 29, 1989
$2,096,000
Isfan Samuila &
Starker Services
Trustees Deed
—
—
—
Kathleen Duncan
—
Deed Of Trust
related
$147,300 · Capitol Bank Ban
—
—
Starker Services
—
Deed Of Trust
related
—
—
—
Starker Services
—
Deed Of Trust
related
—
—
—
Isfan Samuila
—
Deed Of Trust
related
$1,700,000 · First Nationwide Bank
—
—
George Muyntean
—
Deed Of Trust
related
$1,600,000 · Capitol 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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