| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 58th | Fair |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4033 McClain Way, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1989 |
| Units | 110 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4033 McClain Way, Carmichael CA Multifamily Investment
Positioned in an inner-suburban pocket with historically high neighborhood occupancy, this 110-unit asset offers exposure to steady renter demand, according to WDSuite’s CRE market data. The nearby ownership market trends higher-cost for buyers, which can reinforce reliance on multifamily housing and support pricing discipline.
The property sits in an Inner Suburb of the Sacramento-Roseville-Folsom metro that ranks 81 out of 561 neighborhoods, placing it among the stronger submarket options for investors seeking balanced demand drivers. Neighborhood occupancy is elevated relative to most areas nationally, supporting lease stability and smoother renewal outcomes, based on CRE market data from WDSuite.
Local livability indicators are favorable for daily needs: grocery, restaurant, and pharmacy access score in higher national percentiles, while cafes are comparatively dense for the metro. Parks are also well represented. Childcare density is thin, and average school ratings in the neighborhood are below national midpoints, which may temper family-oriented leasing strategies.
Tenure data points to a meaningful renter-occupied share (83rd percentile nationally), indicating depth in the tenant base and a consistent pool of prospects for workforce-oriented product. Median contract rents in the neighborhood benchmark above most U.S. areas, suggesting some pricing power, but operators should calibrate renewals to preserve retention.
Within a 3-mile radius, demographics show recent population and household growth with further expansion projected over the next five years, implying a larger tenant base and support for occupancy over time. Elevated home values and a high value-to-income ratio at the neighborhood level point to a high-cost ownership environment, which can keep multifamily options comparatively attractive for households and sustain demand.
Built in 1989, the asset is newer than the neighborhood’s average housing vintage from the early 1960s. That positioning can enhance competitive appeal versus older stock, while still warranting capital planning for aging systems and modernization to capture value-add upside.
Safety indicators are mixed in context. The neighborhood’s crime rank places it above the metro median (rank 406 of 561), indicating comparatively better outcomes than many Sacramento-area neighborhoods. Nationally, however, safety percentiles sit below the midpoint, so risk controls and on-site management practices remain important for resident experience and lease retention.
Recent trend data shows property offenses declining year over year, while violent offense indicators have ticked up. For investors, this suggests value in practical measures such as lighting, access control, and partnership with local patrols to support community standards without relying on block-level assumptions.
The area draws from a diversified employment base supporting renter demand and commute convenience, led by technology, distribution, healthcare supply, and paper products operations nearby.
- Intel Folsom FM5 — semiconductor & technology offices (8.2 miles)
- DISH Network Distribution Center — logistics & distribution (8.3 miles)
- Cardinal Health — healthcare supply & services (8.4 miles)
- International Paper — paper & packaging operations (13.0 miles)
- Xerox State Healthcare — healthcare administration services (13.5 miles)
This 110-unit, 1989-vintage community in Carmichael benefits from strong neighborhood occupancy and a sizable renter pool, with ownership costs in the area trending high relative to incomes—factors that typically support leasing stability and renewal capture. Based on CRE market data from WDSuite, local amenities are robust for daily needs, and household growth within a 3-mile radius points to a gradually expanding tenant base.
Relative to older nearby stock, the property’s vintage can compete well with strategic upgrades, while rent levels in the neighborhood indicate room for disciplined pricing. Operators should balance this with thoughtful retention tactics given below-median school ratings and mixed—but improving in some categories—safety trends.
- Inner-suburban location with elevated neighborhood occupancy supporting leasing stability
- High-cost ownership landscape reinforces renter reliance and demand depth
- 1989 vintage offers competitive positioning versus older stock with value-add potential
- 3-mile radius shows population and household growth, expanding the renter pool
- Risks: school ratings below national midpoints and mixed safety metrics warrant active management