| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 56th | Fair |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5124 Gibbons Dr, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1986 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5124 Gibbons Dr Carmichael Multifamily Investment
Neighborhood-level occupancy and renter demand appear stable relative to the metro, according to WDSuite s CRE market data, offering investors a defensible inner-suburb position. Metrics referenced here reflect the surrounding neighborhood, not the individual property.
Positioned in Carmichael s inner suburbs of the Sacramento-Roseville-Folsom metro, the neighborhood is competitive among 561 metro neighborhoods for overall performance (ranked in the stronger 40%). Daily-needs access is a relative strength amenities rank in the top quartile locally, with strong coverage of grocery and pharmacy options, while parks and caf a0density are more limited. For investors, this mix supports everyday convenience for residents but suggests fewer destination retail drivers nearby.
Multifamily fundamentals at the neighborhood level point to steady renter demand. Occupancy trends sit around national medians, and the share of renter-occupied housing units is elevated for the region, indicating a deeper tenant base and potential for leasing stability. Median contract rents in the area track above many national peers, aligning with household incomes that sit modestly above national averages, which can help underpin collections while keeping rent-to-income in a more manageable range for renewals.
Within a 3-mile radius, demographics show recent population growth alongside an increase in total households, expanding the local renter pool. Forecasts also point to further growth in both population and households, which supports the case for sustained tenant demand and occupancy resilience. These dynamics, based on CRE market data from WDSuite, suggest ongoing depth for workforce and middle-income renters.
Asset vintage matters for competitive positioning. The neighborhood s housing stock skews older than 1975 on average, while a 1986 build can compete well against older comparables; however, investors should plan for systems modernization or value-add updates to keep the property relevant against renovated stock. Elevated home values relative to local incomes signal a high-cost ownership market, which tends to reinforce reliance on multifamily rentals and can aid lease retention.
Safety indicators compare favorably to many neighborhoods nationwide, with violent-offense risk measuring better than the national average and property-offense levels closer to the national midpoint. Importantly for long-term operations, both violent and property offenses show notable one-year declines, indicating improving conditions rather than deterioration.
Within the Sacramento-Roseville-Folsom metro (561 neighborhoods), the area performs competitively on safety relative to peers, though it remains prudent to underwrite with neighborhood-level variability in mind. Framing risk at the neighborhood scale rather than the block level helps align expectations for leasing, marketing, and onsite security protocols.
Nearby employers provide a diversified white-collar and industrial base that supports renter demand and commute convenience, including Cardinal Health, DISH Network s distribution facility, Intel s Folsom operations, International Paper, and Xerox State Healthcare.
- Cardinal Health healthcare distribution (6.9 miles)
- DISH Network Distribution Center logistics & distribution (7.5 miles)
- Intel Folsom FM5 semiconductor offices (9.7 miles)
- International Paper packaging & paper products (11.5 miles)
- Xerox State Healthcare healthcare services (12.0 miles)
5124 Gibbons Dr offers investors exposure to a competitive inner-suburban location where neighborhood-level occupancy sits near national medians and the renter-occupied share is elevated, supporting a broad tenant base. Elevated home values relative to incomes point to a high-cost ownership market, which can sustain rental demand and aid retention. Built in 1986, the asset is newer than the neighborhood s older average stock, enhancing competitive positioning while still warranting targeted capital plans for systems and finishes. According to CRE market data from WDSuite, local operating performance indicators are strong versus metro peers, and 3-mile demographics show population and household growth that can support leasing over the next cycle.
Key considerations include some softening in neighborhood occupancy versus five years ago and limited park/caf a0density, which places more weight on on-site amenities and operational execution. Underwriting that emphasizes rent-to-income resilience, value-add scope, and marketing to nearby employers can help capture steady demand from workforce and middle-income renters.
- Competitive inner-suburban location with renter demand depth and near-median occupancy
- 1986 vintage competes well versus older local stock; plan targeted modernization for durability
- High-cost ownership market supports leasing stability and retention potential
- 3-mile population and household growth expand the tenant base for sustained absorption
- Risks: modest occupancy softening and limited parks/caf a0density heighten the importance of on-site amenity strategy