| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 69th | Good |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4731 Whitney Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1987 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4731 Whitney Avenue Carmichael Multifamily Investment
This 48-unit property benefits from strong neighborhood occupancy at 96.6% and income growth of 108% over five years, according to CRE market data from WDSuite.
The Carmichael neighborhood ranks in the top quartile nationally with an A- rating among 561 Sacramento metro neighborhoods. Built in 1987, this property represents a value-add opportunity in a market where the average construction year is 1994, potentially offering renovation upside and modernization potential.
Demographic data aggregated within a 3-mile radius shows a balanced renter-owner split with 50.1% of housing units renter-occupied, supporting consistent rental demand. The neighborhood's median household income of $128,838 ranks in the 89th percentile nationally, while contract rents at $1,293 maintain affordability with a rent-to-income ratio of 12%.
Neighborhood-level occupancy trends show 96.6% occupancy, ranking in the 81st percentile nationally and indicating strong tenant retention. The area offers solid amenity access with 2.98 grocery stores per square mile ranking in the 89th percentile nationally, supporting tenant appeal and lease renewals.
The neighborhood's crime metrics show mixed trends with property offense rates at 322.8 per 100,000 residents, ranking 262nd among 561 Sacramento metro neighborhoods. However, violent crime rates remain low at 15.2 per 100,000 residents, placing the area in the 63rd percentile nationally.
Recent trends show a significant 74% decrease in violent crime year-over-year, ranking in the 95th percentile nationally for improvement, though property crime increased 34.5% over the same period. Overall safety conditions remain competitive among Sacramento neighborhoods.
The property benefits from proximity to established corporate employers that support workforce housing demand in the Sacramento metro.
- Cardinal Health — healthcare distribution (6.3 miles)
- DISH Network Distribution Center — telecommunications operations (7.0 miles)
- Intel Folsom FM5 — technology manufacturing (10.2 miles)
- International Paper — industrial manufacturing (10.9 miles)
This 1987-vintage property offers value-add potential in a neighborhood demonstrating strong fundamentals. With neighborhood occupancy at 96.6% and household income growth of 108% over five years, the area shows resilient rental demand. The property's age relative to the 1994 neighborhood average suggests opportunities for capital improvements and rent optimization through renovations.
Demographic projections within a 3-mile radius indicate 8.3% population growth through 2028, expanding the renter pool and supporting occupancy stability. The balanced tenure mix with 50.1% renter-occupied units maintains consistent demand, while strong amenity density and employer proximity enhance tenant retention potential.
- High neighborhood occupancy at 96.6% indicates strong tenant retention
- Value-add opportunity with 1987 construction in modernizing market
- Income growth of 108% over five years supports rent growth potential
- Projected 8.3% population growth through 2028 expands tenant base
- Risk: Property crime increased 34.5% year-over-year requiring security considerations