| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 88th | Best |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5420 El Camino Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1978 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5420 El Camino Ave Carmichael Multifamily Investment
This 56-unit property built in 1978 sits in an A-rated Carmichael neighborhood with strong demographics and above-average occupancy fundamentals. According to CRE market data from WDSuite, the area ranks in the top quartile nationally for household income and demonstrates competitive rental demand among Sacramento metro neighborhoods.
The property is located in an A-rated inner suburb neighborhood that ranks 44th among 561 Sacramento metro neighborhoods, placing it in the top decile for overall desirability. Built in 1978, the property predates the neighborhood's 1985 average construction year, presenting potential value-add opportunities through strategic renovations and unit upgrades.
Demographics within a 3-mile radius support strong rental demand fundamentals. The area maintains a median household income of $152,588, ranking in the 94th percentile nationally, with 43% of housing units occupied by renters. Neighborhood-level occupancy sits at 90.8%, though down from prior years, while median contract rents of $1,475 have grown 48.7% over five years. The rent-to-income ratio of 0.12 suggests favorable affordability for area renters.
The location offers solid amenity access with above-average grocery store and restaurant density. Home values averaging $783,045 represent a 52.4% five-year appreciation, which can reinforce rental demand by keeping ownership costs elevated relative to renting. Population projections show continued household growth within the 3-mile radius, expanding the potential tenant base through 2028.
The neighborhood demonstrates competitive safety metrics relative to the Sacramento metro area. Property crime rates rank 203rd among 561 metro neighborhoods, placing it around the median, while violent crime rates perform better at 133rd, indicating above-average safety conditions compared to other Sacramento neighborhoods.
Recent trends show improvement in both categories, with property crime declining 29.2% over the past year and violent crime dropping 82.4%. The violent crime reduction places the neighborhood in the 97th percentile nationally for year-over-year improvement, suggesting strengthening safety conditions that can support tenant retention and property values.
The property benefits from proximity to established corporate employers that provide workforce housing demand, including distribution, healthcare, and technology operations within a 12-mile radius.
- DISH Network Distribution Center — distribution operations (6.0 miles)
- Cardinal Health — healthcare services (6.8 miles)
- Intel Folsom FM5 — technology manufacturing (9.6 miles)
- International Paper — manufacturing operations (11.3 miles)
- Xerox State Healthcare — healthcare technology (12.0 miles)
This 1978-vintage property offers value-add potential in a demographically strong Carmichael neighborhood with household incomes in the 94th percentile nationally. The 43% renter share and competitive occupancy metrics support stable rental demand, while the property's age relative to neighborhood norms creates renovation upside opportunities. Projected household growth within the 3-mile radius through 2028 should expand the tenant pool and support lease-up velocity.
Recent rent growth of 48.7% over five years demonstrates pricing power, though investors should monitor the occupancy decline trend and competitive positioning. The favorable rent-to-income ratio provides cushion for renewal negotiations, while proximity to major employers including DISH Network and Intel supports workforce housing demand.
- A-rated neighborhood ranking in top decile among Sacramento metro areas
- Strong demographics with 94th percentile household income nationally
- Value-add potential from 1978 construction predating area average
- Projected household growth supporting expanded tenant base
- Risk: Neighborhood occupancy decline requires monitoring of competitive dynamics