| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 46th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5135 El Camino Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1984 |
| Units | 36 |
| Transaction Date | 1999-10-20 |
| Transaction Price | $1,745,000 |
| Buyer | NEAL MICHAEL T |
| Seller | KELLEY EARL G |
5135 El Camino Ave, Carmichael CA Multifamily Investment
Neighborhood occupancy is strong and top quartile among Sacramento metro areas, supporting leasing stability according to WDSuite’s CRE market data. Elevated ownership costs in the area sustain rental reliance, which can aid retention and pricing discipline for well-positioned assets.
Carmichael’s Urban Core setting offers a balanced mix of daily conveniences and renter demand fundamentals that matter to multifamily operators. Neighborhood occupancy is high and sits in the 90th percentile nationally, and performance is competitive among the 561 Sacramento metro neighborhoods, indicating durable demand at the neighborhood level rather than property-specific performance.
Amenity access is a local strength: restaurants, cafes, groceries, and pharmacies index above national norms (mid‑80s to mid‑90s percentiles), which typically supports resident satisfaction and day‑to‑day convenience. The main tradeoff is limited park access in the immediate neighborhood, so on‑site open space or nearby private recreation can be a differentiator.
Tenure data points to a deep renter base: roughly two‑thirds of neighborhood housing units are renter‑occupied, signaling meaningful depth for leasing and renewals. Within a 3‑mile radius, renter concentration is lower relative to owners, but population and household counts have grown over the past five years and are projected to continue expanding, implying a larger tenant base and support for occupancy stability. Median contract rents have risen over time in both the neighborhood and the 3‑mile area, reinforcing consistent renter demand.
Ownership costs are elevated relative to incomes (high national percentile for value‑to‑income), and home values rank high nationally. For investors, this backdrop generally sustains reliance on rental housing and can support pricing power, while a rent‑to‑income profile near the higher end suggests active lease management to monitor affordability pressure and retention risk. The property’s 1984 vintage is newer than the neighborhood’s average housing stock from the 1960s, which can be competitively positioned versus older product, though selective system modernizations may still be prudent.
Neighborhood safety indicators are around the Sacramento metro median among 561 neighborhoods and roughly mid‑range nationally, based on WDSuite’s data. Recent trends show notable improvement in violent‑offense rates year over year, while property‑offense measures have been more mixed. Investors typically interpret this profile as manageable with standard security, lighting, and resident‑engagement practices rather than a defining risk or advantage.
Proximity to established employers supports renter demand through commute convenience and a broad professional workforce. Notable nearby employment nodes include distribution, healthcare supply, technology, and business services.
- DISH Network Distribution Center — distribution (6.0 miles)
- Cardinal Health — healthcare supply (6.5 miles)
- Intel Folsom FM5 — technology (10.0 miles)
- International Paper — paper & packaging (11.0 miles)
- Xerox State Healthcare — healthcare services (11.7 miles)
5135 El Camino Ave offers exposure to a renter‑oriented Carmichael submarket where neighborhood occupancy ranks in the top quartile among 561 Sacramento metro neighborhoods and in the 90th percentile nationally, according to CRE market data from WDSuite. Elevated ownership costs relative to incomes reinforce reliance on rental housing, while amenity density (food, cafes, groceries, pharmacy) supports resident satisfaction and retention.
Built in 1984, the asset is newer than much of the local housing stock from the 1960s, which can help compete on functionality versus older properties. Operators should still plan for targeted building‑system updates and monitor rent‑to‑income levels to manage affordability pressure. Limited nearby parks increase the value of on‑site amenities or partnerships with private recreation.
- Occupancy strength at the neighborhood level supports leasing stability and renewal potential
- High home values and ownership costs sustain rental demand and pricing discipline
- Amenity‑rich location (food, cafes, groceries, pharmacy) aligns with resident convenience
- 1984 vintage offers competitive positioning vs. older stock with selective modernization upside
- Risks: limited park access and higher rent‑to‑income ratios call for active lease and amenity strategy