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Rindle Ranch 6546 Auburn Blvd 292 Unit Apartment Building For Sale Citrus Heights, CA 95621
Investment Highlights
- Coveted low density (19.16 units per acre) single-story 55+ age-restricted apartments
- Value-add potential through electrification of master mastered gas appliances
- Extensively renovated over the past few years interior and exterior
- Incredible amenity offering including bingo hall, commercial kitchen, pool, spa, billiards room, library, card room, rose garden and more
Executive Summary
Rindle Ranch Senior Apartments is a beautifully remodeled, single-story community that is marketed to seniors. When it was first built the property was a Section 231 seniors only property but the property was taken out of that program in 1986. There is currently no deed restriction on the property; it is governed by the Housing for Older Persons Act
("HOPA"). In other words, ownership could opt out of HOPA in the future. Rent comps suggest significant upside in market rents if vacant units were made available to the
general public, although existing residents are often attracted to Rindle Ranch precisely because of the HOPA restriction.
The property has seen extensive upgrades and renovations since 2021, including new exterior siding, a new front entrance to the office and clubhouse, new signage, new trash
enclosures, new lighting, renovated landscaping including a new bark park and renovated clubhouse interior. Roughly 55% of the units have received interior upgrades
including new flooring, light fixtures and countertops. The amenities spaces are a huge draw to prospective residents; they can enjoy a billiards room, library, commercial
kitchen attached to a bingo hall, extra office space and gathering rooms, a gym and huge heated swimming pool complemented by a spa. The grounds feature meandering paths amongst the lush landscaping that includes a gorgeous rose garden.
The next owner will be inheriting a property in good physical condition and stable, strong operating history. One way to boost NOI would be to address the centrally metered gas utility bill that is currently paid by the owner. Residents currently use gas for heating, cooking and hot water. The next owner may consider exploring converting the existing
HVAC system to be entirely electric, which would mean that residents would now be responsible for the bills associated with the heating of their units in the colder seasons. This can be explored in conjunction with swapping out Zinsco branded electrical subpanels that are currently in the vast majority of the units. PG&E gas bills at Rindle Ranch appear to run roughly 8.5x higher in January of 2026 versus June of 2025, meaning substantial utility expense savings could be shifted to metered electrical usage for the residents.
("HOPA"). In other words, ownership could opt out of HOPA in the future. Rent comps suggest significant upside in market rents if vacant units were made available to the
general public, although existing residents are often attracted to Rindle Ranch precisely because of the HOPA restriction.
The property has seen extensive upgrades and renovations since 2021, including new exterior siding, a new front entrance to the office and clubhouse, new signage, new trash
enclosures, new lighting, renovated landscaping including a new bark park and renovated clubhouse interior. Roughly 55% of the units have received interior upgrades
including new flooring, light fixtures and countertops. The amenities spaces are a huge draw to prospective residents; they can enjoy a billiards room, library, commercial
kitchen attached to a bingo hall, extra office space and gathering rooms, a gym and huge heated swimming pool complemented by a spa. The grounds feature meandering paths amongst the lush landscaping that includes a gorgeous rose garden.
The next owner will be inheriting a property in good physical condition and stable, strong operating history. One way to boost NOI would be to address the centrally metered gas utility bill that is currently paid by the owner. Residents currently use gas for heating, cooking and hot water. The next owner may consider exploring converting the existing
HVAC system to be entirely electric, which would mean that residents would now be responsible for the bills associated with the heating of their units in the colder seasons. This can be explored in conjunction with swapping out Zinsco branded electrical subpanels that are currently in the vast majority of the units. PG&E gas bills at Rindle Ranch appear to run roughly 8.5x higher in January of 2026 versus June of 2025, meaning substantial utility expense savings could be shifted to metered electrical usage for the residents.
Property Facts
| Sale Type | Investment | Lot Size | 15.24 AC |
| No. Units | 292 | Building Size | 187,369 SF |
| Property Type | Multifamily | Average Occupancy | 99% |
| Property Subtype | Apartment | No. Stories | 1 |
| Apartment Style | Garden | Year Built | 1973 |
| Building Class | C | Parking Ratio | 3.04/1,000 SF |
| Zoning | RD20 | ||
| Sale Type | Investment |
| No. Units | 292 |
| Property Type | Multifamily |
| Property Subtype | Apartment |
| Apartment Style | Garden |
| Building Class | C |
| Lot Size | 15.24 AC |
| Building Size | 187,369 SF |
| Average Occupancy | 99% |
| No. Stories | 1 |
| Year Built | 1973 |
| Parking Ratio | 3.04/1,000 SF |
| Zoning | RD20 |
Amenities
Unit Amenities
- Balcony
- Cable Ready
- Disposal
- Fireplace
- Microwave
- Heating
- Refrigerator
- Range
- Carpet
Site Amenities
- Clubhouse
- Laundry Facilities
- Picnic Area
- Property Manager on Site
- Spa
- Breakfast/Coffee Concierge
- Gameroom
- Putting Greens
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| Studios | 48 | - | 506 |
| 1+1 | 192 | - | 642 |
| 2+1 | 52 | - | 743 |
Fairly walkable
50/100
Exceptionally drivable
100/100
Limited public transit
30/100
Fairly bikeable
40/100
Property Taxes
| Parcel Number | 229-0030-023 | Improvements Assessment | $51,816,026 |
| Land Assessment | $6,635,309 | Total Assessment | $58,451,335 |
Property Taxes
Parcel Number
229-0030-023
Land Assessment
$6,635,309
Improvements Assessment
$51,816,026
Total Assessment
$58,451,335
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Rindle Ranch | 6546 Auburn Blvd
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