| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 88th | Best |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5306 El Camino Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1980 |
| Units | 20 |
| Transaction Date | 2009-10-22 |
| Transaction Price | $810,000 |
| Buyer | AMBERWOOD VILLAGE INVESTORS LLC |
| Seller | AMBERWOOD VILLAGE LLC |
5306 El Camino Ave Carmichael 20-Unit Multifamily
Positioned in an inner-suburban pocket with solid incomes and a meaningful renter base, this asset benefits from durable demand drivers and proximity to jobs, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb of Carmichael rated A and ranked 44 among 561 Sacramento metro neighborhoods, placing it in the top quartile locally. Neighborhood fundamentals are supported by everyday conveniences: cafés and grocery options score above national averages, and park access is competitive, while childcare and pharmacy options are thinner within the immediate area. For investors, this mix favors day‑to‑day livability with a few service gaps to note when positioning amenities.
Multifamily conditions in the neighborhood indicate occupancy near national norms with some softening in recent years, while the share of renter-occupied housing sits at roughly the low‑40% range, signaling a sizable tenant pool. Median asking rent levels trend above national benchmarks, reinforcing the need for attentive lease management but also supporting revenue potential in quality units.
Within a 3‑mile radius, population and households have grown over the past five years and are projected to continue expanding, implying a larger tenant base over the medium term. Household incomes are comparatively strong and rising, which, paired with a moderate rent‑to‑income profile, supports retention and pricing power for well‑maintained communities.
Ownership costs in this pocket are elevated relative to many U.S. neighborhoods, which tends to sustain reliance on rental housing and underpins demand for well-located apartments. For investors, that context can help stabilize occupancy and reduce turnover risk, especially where on-site maintenance and unit quality are prioritized.
Relative to neighborhoods nationwide, the area performs above average on key safety indicators, landing in the top quartile nationally on composite crime measures and showing stronger-than-average results on violent‑crime comparisons. Year over year, estimated violent and property offense rates have improved, which supports day‑to‑day operations and resident retention.
Within the Sacramento metro context, however, the neighborhood’s safety rank sits closer to the higher‑incident cohort (37 out of 561 metro neighborhoods). Investors should underwrite standard property management practices—lighting, access control, and coordination with local resources—while recognizing that the national comparison is favorable and recent trend lines are improving.
Nearby employers span distribution, healthcare logistics, semiconductors, and paper products—providing diverse job nodes that support renter demand and commute convenience for workforce tenants.
- DISH Network Distribution Center — distribution (5.98 miles)
- Cardinal Health — healthcare logistics (6.67 miles)
- Intel Folsom FM5 — semiconductors (9.78 miles)
- International Paper — paper & packaging (11.12 miles)
- Xerox State Healthcare — healthcare technology services (11.87 miles)
5306 El Camino Ave offers a 20‑unit footprint in an A‑rated Carmichael neighborhood that ranks in the top quartile among 561 Sacramento metro neighborhoods. The 1980 vintage is slightly older than the local average, creating clear value‑add and capital planning angles—unit refreshes and systems upgrades can sharpen competitiveness against newer stock. According to CRE market data from WDSuite, neighborhood rents benchmark above national levels while occupancy sits near national norms, suggesting revenue potential with attentive operations.
Demand drivers are supported by 3‑mile trends: growing population and households, strong incomes, and high home values that reinforce sustained renter reliance on multifamily. The renter‑occupied share in the neighborhood indicates a deep tenant base, and nearby employment nodes broaden leasing reach. Risks to underwrite include recent occupancy softening and thinner childcare/pharmacy options locally, which can be mitigated through amenity strategy and service partnerships.
- A‑rated, top‑quartile neighborhood within Sacramento metro supports durable demand
- 1980 vintage positions for value‑add via interior upgrades and system modernization
- Renter concentration and expanding 3‑mile household base underpin occupancy stability
- Elevated ownership costs favor multifamily retention and pricing power
- Risks: recent occupancy softening and limited nearby childcare/pharmacy; plan for proactive operations