| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 51st | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4789 Manzanita Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1986 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4789 Manzanita Ave Carmichael Multifamily Investment
According to WDSuite’s CRE market data, the Carmichael neighborhood posts above-median occupancy with a sizable renter-occupied housing base, supporting demand durability relative to the Sacramento metro.
Carmichael is an inner-suburban location within the Sacramento-Roseville-Folsom metro, with a neighborhood rating of A- and a rank of 109 out of 561 metro neighborhoods, placing it in the top quartile among Sacramento submarkets for overall investment fundamentals. Neighborhood figures describe area trends, not performance at 4789 Manzanita Ave.
Livability is supported by strong day-to-day convenience: grocery, parks, and pharmacies are each competitive both locally and nationally (amenities rank near the top of Sacramento and national percentiles in the 80s–90s), while restaurants are plentiful. Café density is comparatively limited, which may temper foot-traffic-oriented retail synergies but does little to change residential appeal for workforce renters.
Multifamily dynamics are constructive. Neighborhood occupancy is above the national median (around the 70th percentile), and the share of housing units that are renter-occupied is high relative to the nation (above the 90th percentile), indicating depth in the tenant base and supporting leasing stability. Median contract rents sit in the upper third nationally, while rent-to-income metrics trend on the more manageable side for operators, which can aid retention and steady collections. Home values track well above national norms and value-to-income ratios are elevated, signaling a high-cost ownership market that tends to reinforce reliance on multifamily housing rather than shifting demand toward for-sale alternatives.
Demographics within a 3-mile radius show population and household growth over the last five years, with projections pointing to additional gains through 2028. This trajectory expands the local renter pool and supports occupancy stability and sustained demand for well-located rental units. The property’s 1986 vintage is newer than the neighborhood’s average construction year, suggesting relative competitiveness versus older stock, though investors should still underwrite selective modernization for systems and common areas as part of a value-preservation or light value-add plan.
Neighborhood safety indicators are mixed but improving. The area’s crime rank sits below the metro median among 561 Sacramento neighborhoods, yet national positioning is slightly better than average, and recent year-over-year trends show meaningful declines in both violent and property offenses. These figures describe the broader neighborhood, not block-level conditions.
For underwriting, this pattern suggests investors should account for neighborhood monitoring and standard security measures, while acknowledging the positive direction of recent trend data and the stabilizing effect that steady renter demand can have on community conditions.
The surrounding employment base includes healthcare distribution, semiconductor, logistics, and business services employers within commuting range, supporting workforce housing demand and resident retention.
- Cardinal Health — healthcare distribution (8.2 miles)
- Intel Folsom FM5 — semiconductor (8.9 miles)
- DISH Network Distribution Center — logistics (8.9 miles)
- International Paper — packaging & paper (12.8 miles)
- Xerox State Healthcare — healthcare IT services (13.2 miles)
4789 Manzanita Ave offers scale at 64 units in an inner-suburban Sacramento location where neighborhood fundamentals screen well for multifamily. Based on CRE market data from WDSuite, the area shows above-median occupancy, a high concentration of renter-occupied housing units, and amenity access that is competitive both within the metro and nationally — conditions that can support steady leasing and pricing power. Elevated home values and value-to-income ratios characterize a high-cost ownership market, which typically sustains rental demand and aids retention.
Built in 1986, the property is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while leaving room for targeted modernization of systems, interiors, and common areas to drive rents and reduce deferred maintenance risk. Demographic trends within a 3-mile radius point to ongoing population and household growth through 2028, expanding the tenant base and supporting long-term occupancy stability.
- Inner-suburban location with top-quartile neighborhood rank locally and competitive amenity access
- Above-median occupancy and deep renter-occupied housing base support durable leasing
- High-cost ownership market reinforces multifamily demand and potential pricing power
- 1986 vintage provides competitive positioning with opportunity for selective value-add
- Risk: neighborhood safety sits below the metro median, though recent trends are improving