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Property profile & analytics
OFF-MARKET
Estimated value
$14,980,000
Apartment buildings
7870 Locher Way Citrus Heights, CA 95610-3900
Entity Owned
20-yr Hold
Absentee Owner
Property ID
US09-0116551
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1988
Construction
WOOD
Total area
45,047 SF
Lot
2.25 ac (98,010 SF)
Zoning code
BP
APN
211-0192-086-0000
UPID
US09-0116551
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
-
Copperwood Apartments | Pearl Investment Apartment Building
-
Will IT Services Marketing & Advertising (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.25M
Comparable Approach
Comparable
$16.33M
Blend (final)
Blend
$14.98M
Owner & transaction history
Pearl Investment Co LLC · 20 yrs held
Pearl Investment Co LLC
since 2006
7 recorded transactions
Zoning & alternative use
BP · Citrus Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$21.2M
+95.9%
Medical building
$11.7M
+8.4%
Auto repair, garage
$11.6M
+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%
$10,020,000
6.5%
$9,250,000
7%
$8,590,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$10,815,000
Current use
RESTAURANT
$21,190,000
Change: +96% · Conversion: Difficult
MEDICAL BUILDING
$11,730,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$11,630,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,525,000
Change: -3% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$9,400,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$14.98M
Range $13.48M – $16.48M · ±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
$333 / 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
$99,836
Tax year 2024
Assessed value
$8,306,696
Assessed 2024
Previous assessed
$8,306,696
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$1,969,485
Assessed improvement
$6,337,211
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
1988
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
62
Total area
45,047 SF
Lot
2.25 ac (98,010 SF)
Zoning code
BP
APN
211-0192-086-0000
UPID
US09-0116551
Jurisdiction
SACRAMENTO
Zoning & alternative use
BP · Citrus Heights, CA
Zoning BP · permitted uses
BP · 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
$10.8M
RESTAURANT
Est. value
$21.2M
MEDICAL BUILDING
Est. value
$11.7M
AUTO REPAIR, GARAGE
Est. value
$11.6M
COMMERCIAL (GENERAL)
Est. value
$10.5M
INDUSTRIAL (GENERAL)
Est. value
$9.4M
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
1988
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
62
Lot
2.25 ac
Current owner
From public records · entity-resolved
Pearl Investment Co LLC
Entity
Mailing address
931 HARTZ WAY STE #200, DANVILLE, CA 94526-3400
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
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
Jan 31, 2006
—
Pearl Investment Co LLC
Ellington Investments LLC
Grant Deed
related
—
Jan 6, 2006
—
Pearl Investments Company LLC
Ellington Investments LLC
Grant Deed
$2,697,000 · Washington Mutual Bank Fa
Jun 1, 2005
—
Ellington Investments LLC
Hcm Investments LLC
Grant Deed
—
Nov 5, 1999
$675,000
Hcm Investments LLC
Martin,helmut & Christa
Grant Deed
$2,475,000 · Washington Mutual Fsb
Apr 8, 1997
$150,000
Martin,helmut & Christa H
Beutel Trust
Trustees Deed
—
Apr 8, 1997
—
Helmut Martin
Martin Trust
Quit Claim Deed
related
—
Feb 23, 1990
$488,500
Martin Helmut
Asset Equities P
Grant Deed
related
—
Jan 8, 1990
$356,000
Erna M Beutel
Vogen Wayne
Grant Deed
—
Nov 7, 1989
$1,363,000
Martin Helmut
Asset Equities P
Trustees Deed
$1,037,000 · World Savings & Loan
Nov 7, 1989
$356,000
Wayne Vogen
Copperwood Apart
Grant Deed
$128,000 · World Savings & Loan
Nov 7, 1989
$2,774,000
Asset Equities P
Copperwood Apart
Trustees Deed
related
$935,000 · World Savings & Loan
Jul 18, 1989
—
Copperwood Apart
Copperwood Apart
Quit Claim Deed
related
$2,135,000 · Western Federal Savings & Loan
—
—
Hcm Investments LLC
—
Deed Of Trust
related
$3,150,000 · Washington Mutual Fsb
—
—
Hcm Investments LLC
—
Deed Of Trust
related
$2,975,000 · Washington Mutual Fsb
—
—
Hcm Investments
—
Deed Of Trust
related
$500,000 · Stiffler Properties INC
—
—
Longview Corp
—
Deed Of Trust
related
$210,000 · Security Pacific National Bank
—
—
Martin Trust
—
Deed Of Trust
related
$1,860,000 · World Savings & Loan
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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