| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 58th | Fair |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4200 Manzanita Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1984 |
| Units | 83 |
| Transaction Date | 2021-12-27 |
| Transaction Price | $13,500,000 |
| Buyer | AVENUE 2525 HIGHLAND |
| Seller | 3Z PARTNERS LP |
4200 Manzanita Ave, Carmichael CA Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data. The area’s renter concentration and strong amenity access support stable operations for a professionally managed asset.
Carmichael’s Inner Suburb setting offers daily convenience that supports leasing and retention. Restaurants, cafes, groceries, parks, and pharmacies rank in the upper tiers nationally, indicating walk- or short-drive access to essentials and services. This amenity density often translates to reduced turnover and steadier rent rolls for multifamily operators.
The neighborhood posts an occupancy rate near the high-90s and sits in the top quartile among 561 Sacramento metro neighborhoods overall, per WDSuite. About 43% of housing units are renter-occupied, signaling a substantial tenant base that underpins demand for professionally managed apartments and supports occupancy stability.
Within a 3-mile radius, demographics show population and household growth over the last five years, with further increases expected, pointing to a larger tenant base over time. Median household incomes are healthy for the metro, while rent-to-income sits in the low-20% range, implying manageable affordability and aiding lease retention for well-positioned properties.
Ownership costs in the immediate area are elevated relative to incomes, which typically sustains reliance on rentals and supports pricing power for competitive product. School ratings trend below national averages and may require targeted leasing strategies for family renters, but proximity to jobs and amenities helps offset this for many renter cohorts.
Safety outcomes are mixed compared to both the Sacramento metro and national norms. The neighborhood ranks in the lower half of the metro’s 561 neighborhoods and below the national median for safety, indicating investors should plan for standard security measures and thoughtful property management.
Trend signals are nuanced: property crime estimates show a meaningful year-over-year decline, while violent offense measures are below national median percentiles but ticked up over the last year. Framing these as part of ongoing operating assumptions—lighting, access control, and resident engagement—can help maintain leasing momentum and retention without overcapitalizing.
Nearby employment nodes include healthcare distribution, telecom logistics, advanced manufacturing, and paper products offices. These employers support a broad commuter renter base and contribute to steady leasing for workforce-oriented units.
- Cardinal Health — healthcare distribution (8.0 miles)
- DISH Network Distribution Center — telecom logistics (8.3 miles)
- Intel Folsom FM5 — semiconductor offices (8.7 miles)
- International Paper — paper & packaging offices (12.6 miles)
- Xerox State Healthcare — healthcare services (13.1 miles)
Built in 1984 with 83 units averaging roughly 575 square feet, the property is newer than the neighborhood’s older housing stock. That positioning can reduce near-term capital intensity while leaving room for selective value-add—modernization of interiors, common areas, or building systems—to enhance rent levels and competitiveness versus 1960s-vintage supply. According to commercial real estate analysis from WDSuite, the neighborhood’s occupancy runs high with a substantial share of renter-occupied units, indicating depth in the tenant pool.
Amenity access is a clear strength, and elevated ownership costs in the area tend to reinforce multifamily demand and help support pricing. Within a 3-mile radius, recent and projected growth in population and households signals a larger renter pool over time, supporting lease-up and retention for well-managed assets. Operators should remain mindful of below-average school ratings and mixed safety indicators, addressing them through resident experience, security, and thoughtful unit mix.
- 1984 vintage offers mid-life systems with value-add modernization potential versus older local stock
- High neighborhood occupancy and meaningful renter-occupied share support demand stability
- Strong amenity access and commuter proximity aid leasing velocity and retention
- Elevated ownership costs bolster multifamily reliance and pricing power for competitive assets
- Risks: below-average school ratings and mixed safety metrics require proactive management