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Property profile & analytics
OFF-MARKET
Estimated value
$4,210,000
Office buildings
8340 Auburn Blvd Citrus Heights, CA 95610-0355
Entity Owned
Free & Clear
Property ID
US10-3014164
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1983
Construction
WOOD
Total area
21,056 SF
Lot
1.76 ac (76,665 SF)
Zoning code
SPA
APN
204-0461-042-0000
UPID
US10-3014164
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
-
Hidden Lakes Estates Event Planning Wedding Service
-
Frei Real Estate Property Management Company
-
Neill Jean M Physician Medical Clinic
-
Granite Bay Hills Real Estate Agency
-
Coventry Square Homeowners Association / Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.41M
Comparable Approach
Comparable
$4.06M
Blend (final)
Blend
$4.21M
Owner & transaction history
We Alliance Secured Income Fund LLC
We Alliance Secured Income Fund LLC
since 2025
7 recorded transactions
Zoning & alternative use
SPA · Citrus Heights, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.5M
+49.9%
Auto repair, garage
$5.4M
+48.6%
Apartment house (5+ units)
$5.1M
+38.2%
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%
$5,855,000
6.5%
$5,405,000
7%
$5,020,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,660,000
Current use
MEDICAL BUILDING
$5,480,000
Change: +50% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,435,000
Change: +49% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,055,000
Change: +38% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,920,000
Change: +34% · Conversion: Easy
INDUSTRIAL (GENERAL)
$4,395,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$4.21M
Range $3.79M – $4.63M · ±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
$200 / 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
$34,337
Tax year 2024
Assessed value
$2,839,639
Assessed 2024
Previous assessed
$2,839,639
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,138,189
Assessed improvement
$1,701,450
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1983
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
21,056 SF
Lot
1.76 ac (76,665 SF)
Zoning code
SPA
APN
204-0461-042-0000
UPID
US10-3014164
Jurisdiction
SACRAMENTO
Zoning & alternative use
SPA · Citrus Heights, CA
Zoning SPA · permitted uses
SPA · 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
OFFICE BUILDING Current
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$5.5M
AUTO REPAIR, GARAGE
Est. value
$5.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.1M
COMMERCIAL (GENERAL)
Est. value
$4.9M
INDUSTRIAL (GENERAL)
Est. value
$4.4M
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1983
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
1.76 ac
Current owner
From public records · entity-resolved
We Alliance Secured Income Fund LLC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 5490, VACAVILLE, CA 95696-5490
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
54 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2025
$2,000,000
We Alliance Secured Income Fund LLC
Ks Mattson Partners LP
Trust Deed
related
—
Aug 24, 2023
—
Darryl E Hayes
K S Mattson Partners LP
Grant Deed
—
Aug 24, 2023
$720,000
M C Mueller
K S Mattson Partners LP
Grant Deed
—
Jun 29, 2023
—
Ks Mattson Partners LP
Charles Richard Davis
Re-recorded Document
related
—
Jun 27, 2023
—
Ks Mattson Partners LP
Nicole A Acacio
Correction Deed
related
—
Jun 12, 2023
—
Ks Mattson Partners LP
Christopher A Krive
Grant Deed
$4,700,000 · We Alliance Secured Income Fund LLC
Feb 17, 2022
$192,000
Ks Mattson Partners LP
John A Girardi
Grant Deed
—
Feb 17, 2022
—
Kenneth George Dow
Kenneth G Dow
Intrafamily Transfer
related
—
Dec 29, 2021
$500,000
Luis U Martinez
K S Mattson Partners LP
Grant Deed
—
Jul 15, 2021
$210,000
Kenneth G Dow
K S Mattson Partners LP
Grant Deed
—
Jul 15, 2021
$500,000
Darryl E Hayes
K S Mattson Partners LP
Grant Deed
—
Jul 15, 2021
$435,000
Thomas J Mack
K S Mattson Partners LP
Grant Deed
—
Jul 15, 2021
$375,000
Kenneth George Dow
K S Mattson Partners LP
Grant Deed
—
Jun 3, 2021
$370,000
Thomas J Mack
K S Mattson Partners LP
Grant Deed
—
Jun 3, 2021
$795,000
Michael Anderson Graham
K S Mattson Partners LP
Grant Deed
—
Jun 6, 2019
$400,000
Christopher A Krive
K S Mattson Partners LP
Grant Deed
—
Jun 6, 2019
$425,000
Farideh Afrakhteh
K S Mattson Partners LP
Grant Deed
—
Apr 4, 2019
$462,500
Michael Niezelski
Ks Mattson Partners LP
Grant Deed
—
Apr 4, 2019
—
Pollock,dale E & Joanna E Trust
Dale E Pollock
Quit Claim Deed
related
—
Apr 4, 2019
$380,000
Dale E Pollock
K S Mattson Partners LP
Grant Deed
—
Oct 1, 2018
—
City Of Citrus Hts
Ks Mattson Partners LP
Quit Claim Deed
related
—
Mar 22, 2018
—
Dennison Living Trust
K S Mattson Partners LP
Quit Claim Deed
related
—
Mar 9, 2018
—
Goodwin,howard I Living Trust
K S Mattson Partners LP
Quit Claim Deed
related
—
Dec 15, 2017
$1,324,000
Montoya 1991 Trust
K S Mattson Partners LP
Grant Deed
—
Nov 17, 2017
$320,000
John Girardi
K S Mattson Partners LP
Grant Deed
—
Nov 17, 2017
—
Girardi,john A & Marsi A Trust
John Girardi
Quit Claim Deed
related
—
Oct 13, 2017
—
William J Reese
Reese,cheryl A
Quit Claim Deed
related
$2,950,000 · Donald And Patricia Ingoglia Family Trus
Sep 19, 2017
$750,000
Mcmullen,patrick Living Trust
K S Mattson Partners LP
Grant Deed
—
Sep 19, 2017
$350,000
Giacinto,joseph A JR & R A Trust
K S Mattson Partners LP
Grant Deed
—
Sep 19, 2017
$500,000
James Mattson
K S Mattson Partners LP
Grant Deed
related
—
Mar 24, 2016
$320,500
Goodwin,howard I Trust
K S Mattson Partners LP
Grant Deed
—
Dec 4, 2015
$520,000
Dennison Living Trust
Ks Mattson Partners LP
Grant Deed
—
Dec 16, 2014
$200,000
William J Reese
Ks Mattson Partners LP
Grant Deed
—
Nov 25, 2014
—
Ks Mattson Partners LP
Van Blargian J & S A Trust
Grant Deed
—
Oct 27, 2014
—
K S Mattson Partners LP
Young Family Trust
Grant Deed
$1,000,000 · Peter Ingoglia
Jul 8, 2014
$50,000
Stephan F Beauchamp
Ks Mattson Partners LP
Grant Deed
—
May 23, 2014
$150,500
Loux Family Living Trust
Ks Mattson Partners LP
Grant Deed
—
Mar 3, 2014
$200,000
Kirkland Trust
Ks Mattson Partners LP
Grant Deed
—
Jan 31, 2014
$400,000
Van Blargian,james & S A Trust
Ks Mattson Partners LP
Grant Deed
—
Jan 8, 2014
$130,500
Martinez,luis U & E N Trust
Ks Mattson Partners LP
Grant Deed
—
Oct 31, 2013
$135,000
Solovieff,v V Living Trust
Ks Mattson Partners LP
Grant Deed
—
Apr 23, 2012
$266,000
Young Family Trust
Ks Mattson Partners LP
Grant Deed
—
Jan 4, 2012
$1,080,000
Ks Mattson Partners LP
Sterling Svgs Bk
Grant Deed
$575,000 · Ingoglia D & P 1996 Trust (pt)
Oct 21, 2011
$1,297,000
Sterling Svgs Bk
Fidelity National Title Co
Trustees Deed
related
—
Oct 1, 2004
$2,700,000
Linda I Wells-hott
Scialanca,pearl
Grant Deed
$1,990,000 · Sonoma National Bank
Oct 1, 2004
—
Linda Wells-hott
Hott,david M
Quit Claim Deed
related
—
Jan 6, 2003
—
Jadine G Kuwahara
Kuwahara,kenneth
Quit Claim Deed
related
$1,435,000 · Washington Mutual Fsb
Mar 10, 1999
$1,525,000
Odzak Trust
Spemg LLC
Grant Deed
$1,038,000 · Redding Bank Of Commerce
Dec 29, 1994
$245,500
Spemg LLC
Sierra Pacific Emergency Medic
Grant Deed
related
—
Aug 26, 1991
$1,200,000
Pacific E Sierra
United Cal Sav
Grant Deed
$1,095,000 · Seller
Jul 17, 1990
$2,071,500
Cal Sav B United
Comstock Investo
Trustees Deed
related
—
—
—
Jadine G Kuwahara
—
Deed Of Trust
related
$100,000 · Allan H Cadgene
—
—
Pearl Scialanca
—
Deed Of Trust
related
$700,000 · Tuck Investment Co
—
—
English Oaks Ltd
—
Deed Of Trust
related
$1,050,000 · Redding Bank Of Commerce
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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