| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 61st | Good |
| Amenities | 35th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5000 El Camino Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1987 |
| Units | 28 |
| Transaction Date | 2017-12-04 |
| Transaction Price | $3,050,000 |
| Buyer | PALMER DA LLC |
| Seller | BLASE CELIA |
5000 El Camino Ave Carmichael Multifamily Investment
Stabilized neighborhood occupancy and an inner-suburban location point to durable renter demand, based on CRE market data from WDSuite. The property’s 1987 vintage offers competitive positioning versus older nearby stock while leaving room for targeted upgrades.
Carmichael is an Inner Suburb of the Sacramento-Roseville-Folsom metro with a B- neighborhood rating, offering established housing and access to daily needs. Neighborhood occupancy trends are strong and competitive among Sacramento neighborhoods, landing in the top quartile nationally according to WDSuite’s CRE market data — a constructive backdrop for lease stability.
Within a 3-mile radius, population and household counts have expanded over the past five years and are projected to continue growing, which supports a larger tenant base and steady multifamily absorption. Renter-occupied share at the neighborhood level sits below half, indicating a mixed tenure landscape that can support workforce housing while moderating turnover.
Local retail access leans practical: grocery availability scores above national medians, while parks and cafes are relatively limited. School ratings in the surrounding area trail national norms, which may shift demand toward renter households prioritizing commute and price-to-location over school performance.
Ownership costs are elevated for the neighborhood (home values in the top quartile nationally), which tends to reinforce reliance on rental options and can aid pricing power and retention for well-managed properties. At the same time, rent-to-income metrics are above national medians, suggesting manageable affordability pressure that supports renewals when paired with prudent lease management.
Safety indicators are competitive among Sacramento neighborhoods (ranked against 561 areas) and sit modestly above national medians, according to WDSuite’s CRE market data. Recent year-over-year trends show declines in both violent and property offense rates at the neighborhood level, signaling incremental improvement rather than a guarantee.
Investors should view these metrics as directional at the neighborhood scale — useful for risk assessment and retention planning — while relying on on-the-ground diligence for property-level security needs.
Nearby corporate and logistics nodes provide a diversified employment base that supports renter demand and commute convenience, including DISH Network, Cardinal Health, Intel, International Paper, and Xerox State Healthcare.
- DISH Network Distribution Center — distribution (5.8 miles)
- Cardinal Health — healthcare distribution (6.3 miles)
- Intel Folsom FM5 — semiconductor offices (10.1 miles)
- International Paper — packaging & paper (10.8 miles)
- Xerox State Healthcare — healthcare IT services (11.5 miles)
5000 El Camino Ave is a 28-unit asset built in 1987, newer than the neighborhood’s average vintage. That positioning can reduce near-term obsolescence risk versus older comparables while still offering value-add potential through system modernization and interior upgrades. According to CRE market data from WDSuite, neighborhood occupancy sits in the top quartile nationally and is competitive within Sacramento, supporting expectations for leasing stability.
Within a 3-mile radius, population and household growth — alongside elevated ownership costs — supports a deeper renter pool and sustained reliance on multifamily housing. Practical retail access (notably groceries) and proximity to diversified employers underpin workforce demand, while relatively modest school ratings and limited parks/cafes warrant a focus on amenity upgrades and retention programming.
- Strong neighborhood occupancy (top quartile nationally) supports lease stability
- 1987 vintage offers competitive positioning with clear value-add and systems-upgrade pathways
- 3-mile population and household growth expand the tenant base and aid absorption
- Elevated ownership costs reinforce reliance on rental housing and pricing power
- Risks: softer school ratings and limited parks/cafes call for amenity upgrades and proactive retention