| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 88th | Best |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5155 Arden Way, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1973 |
| Units | 36 |
| Transaction Date | 2023-01-17 |
| Transaction Price | $6,800,000 |
| Buyer | MERIDIAN SPORTS CLUB FULLERTON LLC |
| Seller | CAPLIS FAMILY TRUST |
5155 Arden Way Carmichael Value-Add Multifamily Opportunity
Neighborhood indicators point to durable renter demand and steady occupancy at the submarket level, according to WDSuite’s CRE market data, with ownership costs in Carmichael elevated relative to national norms and renter concentration above the metro median. These are neighborhood metrics, not property performance, but they support an investor thesis focused on stable leasing and measured upgrades.
Carmichael sits in the Inner Suburb tier of the Sacramento-Roseville-Folsom metro and this neighborhood is competitive among Sacramento neighborhoods (ranked 44 of 561). Amenity depth is solid by national standards: grocery and restaurant density trend above average, and parks are accessible, while cafes are a relative strength. Childcare and pharmacy options are thinner in the immediate area, which may modestly affect convenience for some resident cohorts.
Renter concentration is above the metro median (rank 165 of 561) and supportive of multifamily demand, indicating a sizable tenant base for a 36-unit asset. Neighborhood occupancy is around the national middle, suggesting stable but not overly tight conditions where lease management and product differentiation matter.
Within a 3-mile radius, demographics point to a growing renter pool: population and households have increased in recent years, with forecasts calling for additional household growth that can expand the tenant base. Income levels are trending up, and rent levels in the area have risen over time, reinforcing pricing power for well-managed assets without overreaching affordability thresholds.
Home values score in a high national percentile for this neighborhood, signaling a high-cost ownership market that tends to sustain rental demand and lease retention. For investors, this backdrop supports balanced absorption for renovated units while keeping an eye on affordability pressure to manage turnover risk.
Safety indicators are mixed but improving. The neighborhood ranks 37 out of 561 metro neighborhoods on crime, which signals comparatively higher crime within the Sacramento metro. However, the neighborhood sits above the national median (74th percentile nationally), and both violent and property offenses show notable year-over-year declines, indicating a recent positive trend rather than a static condition.
Investors should frame this as a block-to-block consideration typical for Inner Suburb locations: prioritize lighting, access control, and resident engagement to support retention while underwriting to submarket norms rather than outlier assumptions.
Proximity to established employers supports workforce housing demand and commute convenience for residents, with a mix of distribution, healthcare, technology, and manufacturing offices nearby.
- DISH Network Distribution Center — distribution/logistics (5.1 miles)
- Cardinal Health — healthcare distribution (6.5 miles)
- Intel Folsom FM5 — technology/R&D (10.2 miles)
- International Paper — packaging/manufacturing offices (10.8 miles)
- Xerox State Healthcare — healthcare services (11.7 miles)
Built in 1973, the asset is older than the neighborhood’s average vintage and fits a clear value-add profile: targeted interior upgrades and system modernization can sharpen competitiveness against newer stock while maintaining an attainable rent position. The Inner Suburb setting in Carmichael offers access to diverse employment nodes and a renter base that is above the metro median, supporting occupancy stability and lease-up velocity for renovated units.
Based on commercial real estate analysis using WDSuite as the data source, the neighborhood shows steady occupancy near national norms, strong ownership costs that reinforce reliance on rentals, and 3-mile radius demographics that point to continued household growth—factors that collectively support income durability with disciplined expense and capital planning.
- 1973 vintage offers actionable value-add and system upgrades to lift rents and retention
- Renter-occupied share above metro median supports a deeper tenant base and stable demand
- High-cost ownership market underpins leasing and pricing power for well-managed units
- Neighborhood occupancy around the national middle favors disciplined operations over aggressive assumptions
- Risk: older construction and mixed metro-relative safety require capex, security, and hands-on management