| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 59th | Fair |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4731 Whitney Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1987 |
| Units | 48 |
| Transaction Date | 2019-10-08 |
| Transaction Price | $7,367,000 |
| Buyer | ANGEL SUSAN |
| Seller | HOLLYWOOD TRAILER COURTS INC |
4731 Whitney Ave Carmichael Multifamily Value-Add Potential
Neighborhood-level occupancy is exceptionally tight and renter affordability appears manageable, according to WDSuite’s CRE market data, suggesting stable near-term cash flow and measured pricing power for a well-run asset.
Situated in Carmichael’s inner-suburban fabric of the Sacramento-Roseville-Folsom metro, the property benefits from a neighborhood that posts top-tier occupancy and strong income fundamentals while retaining a quieter, low-retail profile. Neighborhood occupancy is among the very strongest in the metro (ranked 1 out of 561 neighborhoods), pointing to durable renter demand and limited near-term supply friction at the neighborhood level.
Parks are a local strength, with access density performing in the top quartile nationally, which supports livability and retention. By contrast, the immediate neighborhood has sparse retail services (restaurants, cafes, grocery, and pharmacy counts rank near the bottom of metro peers), so residents often rely on nearby corridors for daily needs—an operating consideration for positioning and resident communications.
The housing stock around the property skews older (area average vintage 1950; above metro median by rank), while the asset’s 1987 construction is newer than much of the competitive set. That positioning can be leveraged for relative competitiveness against older stock, though investors should still plan for targeted modernization and system updates typical for late-1980s product to sustain leasing velocity.
Tenure data indicates a lower renter concentration within the immediate neighborhood (27.7% of housing units renter-occupied), implying a smaller immediate tenant base but often steadier occupancy when paired with higher household incomes. Within a 3-mile radius, recent increases in population and households signal a growing renter pool, which supports occupancy stability and broadens demand capture beyond the immediate blocks.
Home values in the neighborhood sit well above national medians (national 84th percentile) and the value-to-income ratio trends higher than average nationally. In investor terms, this is a high-cost ownership context that tends to reinforce reliance on multifamily housing and support lease retention. At the same time, neighborhood rent-to-income levels are moderate by national comparison, which reduces affordability pressure and can aid renewal performance.
School quality metrics in the neighborhood benchmark below national norms (average ratings near the lower percentiles). For family renters, this can influence unit mix absorption and length-of-stay dynamics; operators often offset with community programming, targeted amenities, and value positioning.
Safety indicators present a mixed but manageable picture for investors. Nationally, the neighborhood sits above average (around the 65th percentile for safety versus neighborhoods nationwide), which supports leasing and retention narratives. Within the Sacramento metro, however, the neighborhood’s crime rank lands below the metro median (rank 123 of 561, where lower ranks indicate more crime), so comparative positioning versus nearby submarkets should be priced and operated accordingly.
Trend-wise, violent offense estimates have improved materially over the last year (among the strongest improvements nationally by percentile), while property offense levels track closer to metro norms. Operators can reinforce resident confidence with visible on-site protocols and partnerships while monitoring metro-level shifts that may affect comparative safety perceptions.
Proximity to established employers underpins steady workforce housing demand, with commute access to healthcare distribution, media/telecom logistics, advanced manufacturing, and paper/packaging operations that broaden the renter base.
- Cardinal Health — healthcare distribution (6.3 miles)
- DISH Network Distribution Center — media/telecom logistics (7.0 miles)
- Intel Folsom FM5 — semiconductor & technology (10.2 miles)
- International Paper — paper & packaging (10.9 miles)
- Xerox State Healthcare — healthcare services (11.4 miles)
This 48-unit, 1987-vintage asset offers a balanced value-add profile in an owner-leaning Carmichael neighborhood that demonstrates exceptional occupancy stability and above-average incomes. Newer construction relative to much of the area’s older housing stock provides a competitive baseline, while targeted upgrades can enhance rentability and retention. According to CRE market data from WDSuite, neighborhood occupancy benchmarks at the top of the metro, and national percentile readings on rent-to-income suggest manageable affordability pressure—supportive of steady cash flow and disciplined rent growth.
Within a 3-mile radius, recent and projected growth in population and households points to a larger tenant base over time, which can sustain leasing even as the immediate blocks remain light on retail amenities. Elevated home values in the neighborhood reinforce reliance on multifamily rentals, supporting renewal rates and pricing resilience, while operators should underwrite prudently for metro-relative safety positioning and below-average school ratings.
- Occupancy stability at the neighborhood level supports cash flow durability and measured rent growth.
- 1987 construction is newer than much of the area’s stock, with clear modernization/value-add pathways.
- 3-mile demand drivers: growing households and income depth broaden the renter pool and leasing funnel.
- High-cost ownership context supports renter reliance and retention, aiding pricing power.
- Risks: limited immediate retail amenities, below-average school ratings, and metro-relative safety positioning require thoughtful operations and underwriting.