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Property profile & analytics
OFF-MARKET
Estimated value
$23,400,000
Apartment buildings
8059 Targa Cir Citrus Heights, CA 95610-7207
Entity Owned
5-yr Hold
Absentee Owner
Property ID
US09-2953104
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1973
Construction
WOOD
Total area
78,379 SF
Lot
4.91 ac (213,879 SF)
Zoning code
RD20
APN
243-0350-013-0000
UPID
US09-2953104
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
-
Sierra Square Apartments Apartment Building Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$16.10M
Comparable Approach
Comparable
$28.41M
Blend (final)
Blend
$23.40M
Owner & transaction history
Lwc Bp LLC · 5 yrs held
Lwc Bp LLC
since 2021
Last sale
$22.7M
7 recorded transactions
Zoning & alternative use
RD20 · Citrus Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$36.9M
+95.9%
Medical building
$20.4M
+8.4%
Auto repair, garage
$20.2M
+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
$27,055,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$17,435,000
6.5%
$16,095,000
7%
$14,945,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$18,820,000
Current use
RESTAURANT
$36,865,000
Change: +96% · Conversion: Difficult
MEDICAL BUILDING
$20,405,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$20,235,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$18,310,000
Change: -3% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$16,350,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$23.40M
Range $21.06M – $25.74M · ±10% · vs last sale $22.73M (Mar 17 2021)
Last sale anchor
$22.73M
Mar 17 2021
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
$299 / 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
$289,699
Tax year 2024
Assessed value
$24,115,951
Assessed 2024
Previous assessed
$24,115,951
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$2,568,123
Assessed improvement
$21,547,828
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
1973
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
110
Total area
78,379 SF
Lot
4.91 ac (213,879 SF)
Zoning code
RD20
APN
243-0350-013-0000
UPID
US09-2953104
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
$18.8M
RESTAURANT
Est. value
$36.9M
MEDICAL BUILDING
Est. value
$20.4M
AUTO REPAIR, GARAGE
Est. value
$20.2M
COMMERCIAL (GENERAL)
Est. value
$18.3M
INDUSTRIAL (GENERAL)
Est. value
$16.4M
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
1973
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
110
Lot
4.91 ac
Current owner
From public records · entity-resolved
Lwc Bp LLC
Entity
Mailing address
920 RESERVE DR STE #190, ROSEVILLE, CA 95678-1382
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2021
$22,725,000
Lwc Bp LLC
29sc Woodmore LP
Grant Deed
$12,900,000 · Greystone Servicing Company LLC
Aug 31, 2018
—
29sc Woodmore LP
—
Grant Deed
related
$11,400,000 · Luther Burbank Svgs
Feb 8, 2018
—
29sc Woodmore LP
29sc Woodmore LP
Quit Claim Deed
related
—
Jun 16, 2017
—
Yang L C Hwa
Chi,yang C
Quit Claim Deed
related
—
Jun 16, 2017
$13,500,000
29sc Woodmore LP
Lin,i-fong & Flossie
Grant Deed
$10,262,000 · Berkeley Point Cap
Dec 29, 2015
—
I-fong Lin
Taurus Investment LLC
Quit Claim Deed
related
—
Jul 31, 1997
$4,380,000
Taurus Investments LLC
Wilson,albert & Charlotte L
Grant Deed
$3,285,000 · Home Savings Of America
Jan 3, 1994
$4,520,000
Albert Wilson
Woodmore Manor
Grant Deed
$2,600,000 · Home Savings Of America
—
—
Manor Woodmore
—
Deed Of Trust
related
$3,000,000 · Sumitomo Bank
—
—
Albert Wilson
—
Deed Of Trust
related
$600,000 · Dunmore Trust
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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