| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 46th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5325 El Camino Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1995 |
| Units | 24 |
| Transaction Date | 2008-02-15 |
| Transaction Price | $3,350,000 |
| Buyer | MANN PROPERTIES LLC |
| Seller | HARP FLORA |
5325 El Camino Ave Carmichael Multifamily Investment
This 24-unit property built in 1995 operates in a neighborhood with 98.2% occupancy and high rental demand, supported by strong commercial real estate analysis from WDSuite's market data.
The Carmichael neighborhood ranks in the top quartile among 561 Sacramento metro neighborhoods with an A- rating and 98.2% occupancy, well above metro averages. This urban core location maintains strong rental demand with 68.1% of housing units renter-occupied, ranking in the 97th percentile nationally. The area demonstrates solid fundamentals with occupancy rates that have increased 10% over five years.
Demographics within a 3-mile radius show a stable tenant base of 98,078 residents with median household income of $94,122. Population growth of 4.3% over five years supports expanding renter demand, while projected household growth of 36.8% through 2028 indicates continued multifamily demand. The median contract rent of $1,392 has grown 35.7% over five years, reflecting pricing power in this market.
The property's 1995 construction year aligns with the neighborhood average of 1966, positioning it as newer stock that may require less immediate capital expenditure compared to older properties. Local amenities support tenant retention with above-average access to restaurants, grocery stores, and childcare facilities. The rent-to-income ratio of 0.31 indicates manageable affordability for tenants, though this ranks in the 5th percentile nationally, requiring careful lease management.
Home values averaging $504,277 with 43.6% five-year appreciation reinforce rental demand by keeping ownership costs elevated relative to renting. The high value-to-income ratio of 9.99 ranks in the 98th percentile nationally, suggesting that elevated ownership costs sustain rental demand and support occupancy stability for multifamily properties.
The neighborhood demonstrates moderate safety metrics compared to the Sacramento metro area. Property crime rates of 328.9 incidents per 100,000 residents rank in the middle tier among 561 metro neighborhoods, while violent crime rates of 40.3 per 100,000 residents perform similarly at the 47th percentile nationally.
Notably, violent crime has declined 44.5% year-over-year, ranking in the 83rd percentile nationally for improvement trends. Property crime has increased 12.6% over the same period, though this remains within typical urban fluctuation ranges. These mixed trends suggest investors should monitor local safety initiatives and consider security features as potential value-add opportunities.
The Sacramento area employment base includes several major corporate employers within commuting distance, supporting workforce housing demand in Carmichael.
- DISH Network Distribution Center — telecommunications distribution (6.1 miles)
- Cardinal Health — healthcare services (6.7 miles)
- Intel Folsom FM5 — technology manufacturing (9.7 miles)
- International Paper — manufacturing (11.2 miles)
- Xerox State Healthcare — business services (12.0 miles)
This 24-unit property benefits from exceptional neighborhood fundamentals, with 98.2% occupancy ranking in the 90th percentile nationally and rental demand supported by 68.1% renter-occupied units. The 1995 construction year positions the asset as newer stock requiring potentially lower near-term capital expenditure compared to the neighborhood's 1966 average vintage. According to CRE market data from WDSuite, rent growth of 35.7% over five years demonstrates strong pricing power in this Sacramento submarket.
Demographics within a 3-mile radius show population growth of 4.3% with projected household expansion of 36.8% through 2028, indicating sustained rental demand. High ownership costs with home values averaging $504,277 and a value-to-income ratio in the 98th percentile nationally reinforce renter reliance on multifamily housing. The urban core location provides tenant access to amenities while maintaining competitive NOI potential at $5,620 per unit.
- Exceptional 98.2% neighborhood occupancy ranking in 90th percentile nationally
- Strong rental demand with 68.1% renter-occupied units in top 3% nationally
- 1995 construction year offers lower capital expenditure risk than neighborhood average
- Projected 36.8% household growth through 2028 supports tenant demand
- Risk consideration: rent-to-income ratio in 5th percentile requires careful lease management