| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 88th | Best |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5110 El Camino Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1979 |
| Units | 28 |
| Transaction Date | 2018-09-11 |
| Transaction Price | $3,270,000 |
| Buyer | DICKEY WILLIAM G |
| Seller | HARRISON VILLAGE LLC |
5110 El Camino Ave Carmichael Multifamily Opportunity
Positioned in an inner-suburban pocket of Carmichael with strong household incomes and elevated ownership costs, the asset benefits from steady renter demand, according to WDSuite’s CRE market data. Neighborhood occupancy sits near national norms while high home values support pricing resilience for well-managed units.
Carmichael’s inner-suburban setting offers daily convenience with cafes, groceries, and parks performing above national averages by amenity density. This supports resident livability and helps stabilize leasing for smaller assets like a 28-unit property, especially when paired with a renter base that is competitive among Sacramento-Roseville-Folsom neighborhoods by share of renter-occupied units.
Multifamily indicators show balance: the neighborhood’s occupancy is near the national midpoint, and rents have advanced over the last five years, reinforcing investor confidence without overreliance on outsized growth. Elevated home values compared with national benchmarks suggest a high-cost ownership market, which typically sustains renter reliance on multifamily housing and can aid pricing power and retention for well-kept properties.
The property’s 1979 vintage is older than the neighborhood’s average construction year (mid-1980s), pointing to straightforward capital planning needs and potential value-add upside through common-area refreshes, unit renovations, and system updates. For investors, that positions the asset to compete against newer stock through targeted improvements rather than major repositioning.
Demographic statistics aggregated within a 3-mile radius indicate population and household growth in recent years, with projections calling for further increases in households over the next five years. A growing local renter pool and small average household size support depth of demand for 1–2 bedroom layouts, which aligns with typical unit mixes in low- to mid-rise suburban assets.
Neighborhood safety trends compare favorably at the national level, with overall crime measures placing the area in the top quartile nationally for safety. Recent year data also indicates meaningful declines in both violent and property offenses, signaling improving conditions that can support resident retention and operational stability over the hold period.
As with any inner-suburban location, conditions can vary by block and over time. Investors should underwrite typical precautions such as lighting, access controls, and partnership with local community resources, using on-the-ground diligence to confirm fit with target renter profiles.
Proximity to established employers supports a durable workforce renter base and commute convenience, notably across distribution, healthcare, technology, and industrial services represented below.
- DISH Network Distribution Center — distribution (5.9 miles)
- Cardinal Health — healthcare supply chain (6.45 miles)
- Intel Folsom FM5 — technology & engineering (9.99 miles)
- International Paper — packaging & paper (10.91 miles)
- Xerox State Healthcare — healthcare services (11.66 miles)
5110 El Camino Ave offers balanced fundamentals for a smaller suburban multifamily asset. Neighborhood occupancy sits near national levels while elevated local home values help sustain rental demand. The surrounding 3-mile area shows population and household growth with further household expansion projected, supporting a larger tenant base and reinforcing leasing stability for well-managed units. Based on commercial real estate analysis and CRE market data from WDSuite, rent levels have trended upward over the past five years, aligning with steady demand rather than speculative spikes.
Built in 1979, the property is modestly older than the neighborhood’s mid-1980s average, creating clear value-add pathways through unit and systems updates. That vintage profile, paired with a renter-occupied housing share that is competitive within the metro, positions the asset to capture demand from households for whom ownership remains high-cost, while allowing management to drive retention via targeted renovations and operational execution.
- High-cost ownership market supports sustained renter demand and pricing discipline
- 3-mile population and household growth expands the tenant base and supports occupancy
- 1979 vintage offers practical value-add through renovations and system upgrades
- Proven five-year rent gains align with steady demand, per WDSuite data
- Risks: aging systems and neighborhood occupancy near national midpoint call for conservative underwriting and active asset management