| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 88th | Best |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5148 El Camino Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1979 |
| Units | 28 |
| Transaction Date | 2017-06-19 |
| Transaction Price | $2,800,000 |
| Buyer | ASPEN GARDENS PROPERTIES LLC |
| Seller | CECCON LINDA D |
5148 El Camino Ave Carmichael 28-Unit Value-Add
Renter demand is reinforced by a high-cost ownership market and solid neighborhood fundamentals, according to WDSuite’s CRE market data. Expect stable leasing drivers from strong incomes and amenities while planning for 1979-vintage upgrades.
The property sits in an Inner Suburb location of the Sacramento-Roseville-Folsom metro with an A neighborhood rating and a neighborhood rank of 44 among 561 metro neighborhoods, indicating it is competitive among Sacramento-Roseville-Folsom neighborhoods. Amenity access trends positive: cafés and grocery options perform above national norms (café density in the upper national quartiles; grocery presence similarly strong), which supports day-to-day convenience for residents and helps with leasing appeal.
Within a 3-mile radius, demographics show population growth and an increase in households over the last five years, with further growth projected through 2028. This points to a larger tenant base and supports occupancy stability for multifamily assets as more renters enter the market. Median household incomes in the area are elevated relative to national benchmarks, which can underpin rent collections and reduce turnover risk for quality units.
On housing dynamics, the neighborhood’s renter-occupied share is about 43%, indicating a meaningful renter concentration that can sustain multifamily demand depth. Neighborhood occupancy trends sit near the national median, suggesting steady but competitive leasing conditions where property quality and management execution matter.
Affordability aligns favorably for operators: rent-to-income levels trend more manageable than many U.S. neighborhoods, bolstering retention, while home values sit in the high national percentiles. In high-cost ownership markets, renters often remain in multifamily longer, supporting lease stability and pricing power. Notably, childcare and pharmacy access rank low in the neighborhood context, which doesn’t derail demand but may temper appeal for some households; meanwhile, parks, cafés, and restaurants provide balanced livability.
Safety signals are comparatively favorable versus many U.S. neighborhoods: overall crime sits around the top quartile nationally by percentile, with violent offense measures also in stronger national percentiles. Recent trends show notable improvement in violent offense rates over the past year, reinforcing steadier operating conditions for multifamily assets.
At the metro scale, conditions can vary block-to-block, so investors should underwrite to property-level controls and lighting, but the direction of change and national percentile positioning suggest supportive fundamentals rather than a structural headwind.
Proximity to logistics, healthcare, technology, and manufacturing employers supports a diversified renter base and commute convenience for workforce and professional tenants, including DISH Network Distribution Center, Cardinal Health, Intel Folsom FM5, International Paper, and Xerox State Healthcare.
- DISH Network Distribution Center — distribution/logistics (5.9 miles)
- Cardinal Health — healthcare distribution (6.5 miles)
- Intel Folsom FM5 — semiconductor offices (9.9 miles)
- International Paper — packaging & paper (11.0 miles)
- Xerox State Healthcare — healthcare services (11.7 miles)
5148 El Camino Ave offers a 28-unit footprint in a competitive Sacramento-Roseville-Folsom Inner Suburb neighborhood with above-average amenities and strong incomes. The area’s renter-occupied share indicates solid demand depth, while high home values point to a high-cost ownership market that tends to sustain reliance on multifamily housing. According to CRE market data from WDSuite, neighborhood occupancy is near the national median, so execution on operations and finishes should be the lever for outperformance.
Built in 1979, the asset is older than the neighborhood average vintage and therefore a candidate for targeted capital planning and value-add upgrades. Demographic trends within a 3-mile radius show recent growth and further increases in households through 2028, supporting a larger tenant base and potential lease-up resilience. Operators should note service gaps (notably childcare and pharmacy) and underwrite for ongoing safety and lighting improvements, but the combination of income strength, renter concentration, and amenity access provides a durable foundation for cash flow.
- Competitive Inner Suburb location with A-rated neighborhood and strong amenity access supporting leasing
- High-cost ownership market and meaningful renter concentration bolster multifamily demand depth
- 1979 vintage offers value-add and capex planning opportunities to enhance positioning
- 3-mile demographic growth and rising household counts support a larger tenant base and occupancy stability
- Risks: service gaps (childcare/pharmacy), median-level occupancy, and older systems require proactive asset management