| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 34th | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3739 Black Eagle Dr, Antelope, CA, 95843, US |
| Region / Metro | Antelope |
| Year of Construction | 2004 |
| Units | 21 |
| Transaction Date | 2015-09-30 |
| Transaction Price | $3,112,500 |
| Buyer | Malwa Holdings LLC |
| Seller | --- |
3739 Black Eagle Dr, Antelope CA Multifamily Investment
Neighborhood occupancy remains exceptionally tight and rent levels trend above national norms, according to WDSuite's CRE market data, supporting stable cash flow potential for a 21-unit asset. The 2004 vintage offers relative competitiveness versus older product while leaving room for targeted upgrades.
Antelope's Urban Core location combines strong daily-life convenience with family-oriented amenities. Neighborhood amenity access is competitive among 561 Sacramento metro neighborhoods, with grocery and pharmacy density testing in higher national percentiles, while restaurants are plentiful and parks accessible. Cafes are sparse, but childcare coverage ranks near the top locally, which can aid workforce renter retention.
For investors, neighborhood occupancy is measured at the neighborhood level and has held at the top of local and national cohorts in recent periods, indicating durable demand for rental housing. Median contract rents sit above national levels and have advanced over the past five years, supporting the case for rent resiliency rather than outsized growth assumptions.
Tenure patterns indicate a meaningful renter-occupied share around one-third of housing units, signaling a stable but not overly saturated renter base that supports leasing without deep concessions. Elevated home values indicate a high-cost ownership market that can sustain reliance on multifamily options, aiding pricing power and lease retention management.
Within a 3-mile radius, demographics show modest population growth with a faster increase in households, pointing to a gradually expanding tenant base and potential for steady absorption. Income profiles are solid, and forward-looking projections call for additional income and rent growth, which can support occupancy stability and measured revenue performance, based on commercial real estate analysis from WDSuite.
Safety indicators are mixed when viewed locally versus nationally. Within the Sacramento metro (561 neighborhoods), the crime rank sits in a lower rank band, indicating higher crime than many peer neighborhoods; nationally, however, the area trends above the median for safety. Recent readings also show year-over-year declines in both violent and property offenses, suggesting improving conditions rather than deterioration.
Investors should underwrite with pragmatic assumptions: emphasize lighting and access control, consider community engagement measures, and benchmark premiums to comparable neighborhoods rather than the metro's top-performing submarkets.
The nearby employment base spans healthcare distribution, semiconductors, logistics, professional services, and packaging—supporting commuter convenience and steady renter demand. The list below reflects key employers within a commutable radius that align with the area's renter profile.
- Cardinal Health — healthcare distribution (9.6 miles)
- Intel Folsom FM5 — semiconductor offices (12.7 miles)
- DISH Network Distribution Center — logistics & distribution (13.1 miles)
- Xerox State Healthcare — healthcare services (13.2 miles)
- International Paper — packaging & paper (13.6 miles)
3739 Black Eagle Dr offers investors a 2004-vintage, 21-unit property positioned in a neighborhood with historically tight occupancy and rent levels that outpace national norms, according to CRE market data from WDSuite. The combination of a meaningful renter-occupied share and a high-cost ownership market supports depth of demand and lease retention, while the asset's larger average unit sizes can appeal to family and roommate households.
Within a 3-mile radius, modest population growth and a faster increase in household counts point to a gradually expanding renter pool. Forward-looking income and rent projections indicate room for steady revenue growth rather than reliance on aggressive upside. Given its 2004 construction, the property should compare favorably to older stock on systems and functionality, while selective common-area and interior updates can provide value-add potential.
- Tight neighborhood occupancy supports leasing stability and reduces concession risk.
- High-cost ownership landscape reinforces renter reliance on multifamily, aiding pricing power.
- 2004 vintage provides operational advantages over older stock with room for targeted upgrades.
- Expanding household counts within 3 miles point to a gradually larger tenant base and absorption potential.
- Risks: crime levels are higher than many Sacramento neighborhoods and school ratings are low; underwrite premiums and capex accordingly.