| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 83rd | Best |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5200 Arden Way, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1972 |
| Units | 99 |
| Transaction Date | 2019-03-12 |
| Transaction Price | $8,595,000 |
| Buyer | DELONEY CHARLES D |
| Seller | MK III HOLDINGS LLC |
5200 Arden Way Carmichael Multifamily Investment
Positioned in a suburban pocket of Sacramento County with strong household incomes and elevated home values, the asset benefits from durable renter demand and retention potential, according to WDSuite s CRE market data. Neighborhood occupancy trends are around the national middle, suggesting steady leasing conditions with room for operational upside.
Carmichael 7s suburban setting offers a livable base for workforce and professional households, with restaurants relatively dense for the metro (restaurant concentration sits above many peer areas) and parks access strong compared with neighborhoods nationwide. School quality in the area rates well above the national average, which can support family-oriented renter stability and longer tenures.
Within a 3-mile radius, population and household counts have grown in recent years and are projected to continue expanding, indicating a larger tenant base ahead and underlying support for occupancy. The renter-occupied share sits at roughly two-fifths of housing units, providing a deep pool of prospective residents for a 99-unit community.
Home values in the neighborhood are elevated versus national norms, while median household incomes are also high. This combination generally sustains reliance on multifamily housing and can support pricing power where rent-to-income ratios remain manageable, contributing to lease retention.
Amenity coverage is mixed: eateries are relatively accessible, while daily-needs retail such as grocery, pharmacy, and cafes is thinner within the immediate neighborhood. Investors should consider this in marketing and resident-experience strategies, though strong park access and school ratings offset some of the local service gaps.
Safety indicators are mixed when viewed against both metro and national baselines. The neighborhood 7s crime rank sits in the lower half among 561 Sacramento metro neighborhoods, signaling higher incident rates than many local peers, while national comparisons place violent and property offense exposure around the middle of U.S. neighborhoods. Recent year-over-year changes indicate some upward pressure in reported incidents, so ongoing monitoring and property-level security measures may be prudent.
For investors, this context argues for pragmatic underwriting: emphasize lighting, access control, and community engagement to support resident retention and operational stability, and benchmark performance against nearby Sacramento submarkets to track relative positioning over time.
Nearby corporate employers provide a broad white-collar and logistics employment base that supports leasing demand and commute convenience for residents. The following anchors are within commuting range and help underpin weekday traffic and retention at workforce-friendly rents.
- DISH Network Distribution Center industry: distribution (4.98 miles)
- Cardinal Health industry: healthcare distribution (6.45 miles)
- Intel Folsom FM5 industry: semiconductor offices (10.22 miles)
- International Paper industry: packaging & paper (10.75 miles)
- Xerox State Healthcare industry: business services (11.65 miles)
Built in 1972, the 99-unit property presents a classic value-add profile: an established suburban location with household income strength, elevated for-sale home values, and a sizable renter pool within 3 miles. These fundamentals support steady absorption while allowing targeted renovations to enhance competitive positioning against older stock; investors should plan for capital improvements typical of 1970s vintage assets (interiors, building systems, and common areas).
Neighborhood occupancy performs near the national midpoint, and rent-to-income dynamics suggest capacity for sustainable rent levels without overextending residents. Population and households in the 3-mile radius have increased and are projected to continue growing, pointing to a larger tenant base that supports occupancy stability and lease retention. According to CRE market data from WDSuite, strong schools and parks access further underpin long-term livability, even as local retail amenities are more limited and safety trends warrant active management.
- 1972 vintage with clear value-add and capital planning opportunities to modernize units and systems
- High local incomes and elevated home values support sustained multifamily demand and pricing power
- Expanding 3-mile renter pool and household growth support occupancy stability and retention
- Proximity to diverse employers bolsters weekday demand and reduces commute frictions
- Risks: mixed safety metrics, thinner daily-needs retail nearby, and renovation/maintenance needs typical of 1970s assets