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Property profile & analytics
OFF-MARKET
Estimated value
$17,220,000
Apartment buildings
7905 Sunrise Blvd Citrus Heights, CA 95610
Entity Owned
Property ID
US09-1916661
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Construction
WOOD
Total area
75,466 SF
Lot
4.36 ac (189,921 SF)
Zoning code
RD30
APN
216-0260-011-0000
UPID
US09-1916661
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.50M
Comparable Approach
Comparable
$18.67M
Blend (final)
Blend
$17.22M
Owner & transaction history
Kats I LLC
Kats I LLC
since 2025
6 recorded transactions
Zoning & alternative use
RD30 · Citrus Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$19.7M
+8.4%
Auto repair, garage
$19.5M
+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%
$16,790,000
6.5%
$15,495,000
7%
$14,390,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$18,120,000
Current use
MEDICAL BUILDING
$19,650,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$19,485,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$17,630,000
Change: -3% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$15,745,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$17.22M
Range $15.50M – $18.94M · ±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
$228 / 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
$90,230
Tax year 2024
Assessed value
$7,503,601
Assessed 2024
Previous assessed
$7,503,601
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$1,415,929
Assessed improvement
$6,087,672
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
1985
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
2
Units
88
Rooms
6
Bathrooms
1
Total area
75,466 SF
Lot
4.36 ac (189,921 SF)
Zoning code
RD30
APN
216-0260-011-0000
UPID
US09-1916661
Jurisdiction
SACRAMENTO
Zoning & alternative use
RD30 · Citrus Heights, CA
Zoning RD30 · permitted uses
RD30 · 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
$18.1M
MEDICAL BUILDING
Est. value
$19.7M
AUTO REPAIR, GARAGE
Est. value
$19.5M
COMMERCIAL (GENERAL)
Est. value
$17.6M
INDUSTRIAL (GENERAL)
Est. value
$15.7M
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
1985
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Units
88
Rooms
6
Bathrooms
1
Lot
4.36 ac
Current owner
From public records · entity-resolved
Kats I LLC
Entity
Mailing address
PO BOX 129, ORINDA, CA 94563-0129
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 10, 2025
—
Kats I LLC
The Kats Family Trust
Grant Deed
—
May 7, 2021
—
Weylin E Eng
—
Deed
related
—
Dec 30, 2005
—
Weylin G Eng
Weylin G Eng
Intrafamily Transfer
related
$5,675,000 · Washington Mutual Bank
—
—
Kats Trust
—
Deed Of Trust
related
$3,320,000 · Stockton Savings Bank
—
—
Kats Trust
—
Deed Of Trust
related
$4,300,000 · Washington Mutual Fsb
—
—
Eng,tr
—
Deed Of Trust
related
$4,995,000 · Washington Mutual Fsb
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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