| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 61st | Good |
| Amenities | 35th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4828 El Camino Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1973 |
| Units | 74 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4828 El Camino Ave Carmichael Multifamily Investment
Neighborhood occupancy remains strong with high stability, according to WDSuite’s CRE market data, supporting consistent renter demand for a 74‑unit asset in Sacramento’s inner suburbs. Elevated ownership costs in the area typically sustain the renter base and favor steady leasing dynamics.
Located in Carmichael’s Inner Suburb setting (neighborhood rating: B-), the area performs around the middle of the pack among 561 Sacramento metro neighborhoods. Occupancy in the surrounding neighborhood is high and positioned in the top quintile nationally, a positive signal for lease-up resilience and renewal rates for multifamily.
Livability is serviceable for daily needs: grocery access tracks near national averages while restaurants are moderate; parks, pharmacies, and cafes are relatively limited. Average school ratings trend on the lower side locally, which can matter for family-oriented renters and warrants targeted marketing to workforce households and value-conscious tenants.
Vintage is a consideration: built in 1973, the property is older than the neighborhood’s typical construction year (late 1970s). Investors should plan for ongoing capital expenditures and modernization to remain competitive versus newer stock, with potential value-add upside through interior updates and systems efficiency.
Tenure dynamics point to a viable renter pool. Within a 3-mile radius, the share of housing units that are renter-occupied indicates a deep enough tenant base to support leasing, and recent household growth alongside population growth suggests a gradually expanding pool of renters. Higher home values locally relative to many U.S. neighborhoods reinforce reliance on multifamily rentals, supporting pricing power while requiring thoughtful affordability management.
Safety trends are comparatively steady for the region. The neighborhood is competitive among Sacramento neighborhoods (283 out of 561 overall and crime metrics that place it around the better third locally), and sits modestly above the national middle on safety percentiles. Recent year-over-year data also indicate declines in both property and violent incidents, suggesting improving conditions without implying block-level guarantees.
Nearby corporate employers offer a diversified employment base that supports renter demand and commute convenience for workforce households, including distribution, healthcare logistics, technology, and paper products operations listed below.
- DISH Network Distribution Center — distribution/logistics (5.7 miles)
- Cardinal Health — healthcare logistics (6.1 miles)
- Intel Folsom FM5 — technology/design (10.4 miles)
- International Paper — paper & packaging (10.5 miles)
- Xerox State Healthcare — healthcare services (11.3 miles)
4828 El Camino Ave offers exposure to a high-occupancy Sacramento inner-suburb location where neighborhood-level performance trends support stable multifamily operations. The property’s 1973 vintage suggests room for targeted renovations and systems upgrades to enhance competitiveness against newer stock. Strong home values and a deepening household base within a 3-mile radius support durable renter demand and renewal potential, while rents remain manageable relative to incomes in this submarket.
According to CRE market data from WDSuite, neighborhood occupancy sits well above national norms and local safety indicators have improved year over year. Amenity density is mixed, and local school ratings are below average, but proximity to diversified employers underpins workforce demand and helps sustain leasing fundamentals through cycles.
- High neighborhood occupancy supports lease-up stability and renewals
- 1973 vintage presents value-add potential through interior and systems modernization
- Elevated local home values reinforce reliance on rentals, aiding pricing power
- Diversified nearby employers bolster workforce renter demand and retention
- Risks: lower school ratings and thinner park/cafe options may require targeted positioning