| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 46th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5307 El Camino Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1989 |
| Units | 34 |
| Transaction Date | 2000-05-26 |
| Transaction Price | $610,000 |
| Buyer | LICHTENWALD IRV H |
| Seller | PILKINGTON CHRIS E |
5307 El Camino Ave Carmichael Multifamily Investment
Neighborhood fundamentals point to steady renter demand and high occupancy, according to WDSuite’s CRE market data. This commercial real estate analysis suggests stable operations supported by a deep renter base and proximity to everyday amenities.
Carmichael’s Urban Core setting around 5307 El Camino Ave shows durable renter demand. The neighborhood’s occupancy is strong and sits in the top quartile nationally, while its renter-occupied share is also top quartile among 561 Sacramento-area neighborhoods—an indicator of a large tenant base and potential leasing stability rather than reliance on for-sale housing turnover.
Amenity access is a positive differentiator. The area ranks in the top quartile among 561 metro neighborhoods for overall amenities, with cafes and restaurants both in top national quartiles. Grocery and pharmacy access also test above national medians, supporting daily convenience that can aid retention.
For investors assessing relative positioning, 1989 construction is newer than the neighborhood average vintage (1966). That can offer competitive appeal versus older stock, though systems may still benefit from targeted modernization to maintain positioning against newer deliveries.
Within a 3-mile radius, recent population and household growth, alongside a modest reduction in average household size, point to a gradually expanding renter pool. Elevated home values compared with national benchmarks suggest a high-cost ownership market in this neighborhood, which can sustain multifamily demand; at the same time, rent-to-income metrics imply some affordability pressure, underscoring the importance of thoughtful lease management and renewals.
Safety metrics for the neighborhood track close to the metro middle. Crime ranks near the Sacramento median (283 out of 561 neighborhoods), indicating conditions broadly comparable to many parts of the region. Nationally, overall safety sits around average, with property and violent offense measures near the middle of the pack.
Trend-wise, recent data show meaningful improvement in violent offense rates over the last year (top-quartile improvement nationally), while property offenses have been comparatively stable to slightly elevated versus national medians. Investors should underwrite to current-local trends and typical operational measures rather than assuming block-level uniformity.
The surrounding employment base blends logistics, healthcare services, and tech, supporting workforce housing demand and commute convenience for renters. Nearby anchors include DISH Network, Cardinal Health, Intel’s Folsom operations, International Paper, and Xerox State Healthcare.
- DISH Network Distribution Center — distribution/logistics (6.1 miles)
- Cardinal Health — healthcare logistics (6.7 miles)
- Intel Folsom FM5 — semiconductor R&D and offices (9.8 miles)
- International Paper — paper and packaging (11.2 miles)
- Xerox State Healthcare — healthcare IT/services (11.9 miles)
This 34-unit asset benefits from a neighborhood with high occupancy and a top-quartile renter-occupied share, supporting depth of demand and potential leasing stability. 1989 vintage is newer than much of the surrounding housing stock, offering relative competitiveness versus older assets, though selective modernization can further strengthen positioning. Elevated ownership costs in the neighborhood context reinforce reliance on rental housing, while recent 3-mile demographic data show population and household growth that can expand the tenant base over time.
Operating assumptions should balance these strengths with measured risk management. Rent-to-income dynamics imply pockets of affordability pressure, and safety trends are around metro average even as violent offense rates have improved year over year. According to CRE market data from WDSuite, amenity access and occupancy compare favorably to broader national benchmarks, supporting a steady, fundamentals-led hold.
- High neighborhood occupancy and top-quartile renter concentration support demand and retention
- 1989 construction offers competitive positioning versus older local stock with targeted modernization upside
- Strong daily amenities and commute access underpin renter appeal and leasing stability
- Demographic growth within 3 miles suggests a larger tenant base over time
- Risks: affordability pressure (rent-to-income), average-leaning safety metrics, and ongoing capex needs typical of late-1980s assets