| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 69th | Good |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3461 Walnut Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1979 |
| Units | 26 |
| Transaction Date | 2003-05-08 |
| Transaction Price | $2,200,000 |
| Buyer | A M PROPERTIES |
| Seller | BAE EUGENE |
3461 Walnut Ave Carmichael 26-Unit Value-Add Multifamily
Neighborhood occupancy has been resilient and trending upward, according to WDSuite’s CRE market data, pointing to steady leasing conditions in an inner-suburban location where elevated ownership costs support sustained renter demand.
Situated in Carmichael’s inner-suburban fabric, the neighborhood scores an A- and ranks 108 out of 561 Sacramento-Roseville-Folsom neighborhoods, placing it in the top quartile metro-wide. For investors, this signals competitive fundamentals relative to peer locations, with neighborhood-level occupancy near the top fifth nationally. These figures reflect neighborhood conditions, not the property’s actual occupancy.
Livability drivers are solid where it matters for renters: strong access to groceries, pharmacies, and dining (each well above national norms), while cafés and childcare are thinner locally. Average school ratings sit modestly above national norms, which can aid longer-term retention for family renters. Elevated home values in the neighborhood create a high-cost ownership market, which tends to reinforce reliance on multifamily housing and can support pricing power when managed thoughtfully.
Tenure patterns indicate a moderate renter concentration at the neighborhood level, suggesting a stable but not saturated tenant base. Within a 3-mile radius, demographics show recent population and household growth, with projections pointing to additional increases in households over the next several years. This trajectory implies a gradually expanding renter pool and supports occupancy stability and leasing velocity as new households form or seek more accessible rental options.
The asset’s 1979 construction is older than the neighborhood’s average vintage (1994). For investors, that typically translates into clear value-add or capital planning paths—modernizing interiors and systems to compete with newer stock, or targeting operational upgrades to capture neighborhood rent levels while managing ongoing maintenance risk.
Safety trends compare favorably to broad national benchmarks, with overall crime measures around the upper half nationally and violent incidents trending better than average. The neighborhood ranks 218 out of 561 within the Sacramento-Roseville-Folsom metro, which is competitive among metro peers. These indicators are neighborhood-level and should be paired with property-level diligence.
Recent data show a meaningful decline in violent-offense rates year over year, alongside an uptick in property-related offenses. From an investor standpoint, this mix warrants standard security and asset-management practices—lighting, access control, and resident engagement—to support retention and protect revenue.
Nearby employment is diversified across healthcare distribution, communications logistics, semiconductor design, and paper products operations—supporting a broad renter base with convenient commutes to multiple nodes.
- Cardinal Health — healthcare distribution (6.7 miles)
- DISH Network Distribution Center — communications logistics (7.0 miles)
- Intel Folsom FM5 — semiconductor design (9.9 miles)
- International Paper — paper products (11.2 miles)
- Xerox State Healthcare — healthcare services (11.8 miles)
This 26-unit property offers a value-add angle in a neighborhood that is competitive among Sacramento submarkets, with neighborhood occupancy positioned well above national medians and solid access to daily-needs retail. Within a 3-mile radius, recent increases in population and households, along with projected gains, point to renter pool expansion that supports leasing stability. Elevated home values indicate a high-cost ownership market, which often sustains multifamily demand and can aid rent durability when paired with disciplined operations.
Built in 1979, the asset is older than the area’s average vintage, creating clear opportunities for renovations and system upgrades to improve positioning versus newer stock. According to CRE market data from WDSuite, neighborhood-level rent-to-income metrics are favorable relative to many markets, suggesting manageable affordability pressure that can support retention with prudent lease management.
- Competitive inner-suburban location with neighborhood occupancy strength supporting leasing stability
- 1979 vintage provides value-add and capital planning pathways to narrow the gap to newer comparables
- Expanding 3-mile household base indicates a larger tenant pool over time
- High-cost ownership environment reinforces reliance on rental housing, aiding pricing power when managed prudently
- Risk: recent uptick in property-related offenses and older systems call for targeted security and capex