| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 46th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5421 El Camino Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1985 |
| Units | 23 |
| Transaction Date | 2019-05-30 |
| Transaction Price | $3,750,000 |
| Buyer | RNC PARTNERS |
| Seller | THE GREENS LLC |
5421 El Camino Ave Carmichael Multifamily Investment
This 23-unit property benefits from neighborhood-level occupancy rates reaching 98.2% and strong renter demand, with 68.1% of housing units occupied by renters according to CRE market data from WDSuite.
The property sits in an Urban Core neighborhood that ranks 127th among 561 Sacramento metro neighborhoods, earning an A- rating with strong fundamentals for multifamily investors. With 68.1% of housing units renter-occupied, this area ranks in the top quartile nationally for rental demand depth, supporting stable tenant pools and lease-up velocity.
Neighborhood-level occupancy reaches 98.2%, ranking in the 90th percentile nationally and indicating exceptional absorption dynamics. Contract rents average $1,248 with 39% growth over five years, while the broader 3-mile radius shows median household incomes of $94,102. The area's rent-to-income ratio of 0.31 suggests manageable affordability pressure for tenant retention.
Built in 1985, this property aligns with the neighborhood's 1966 average construction year, positioning it as newer stock that may require less immediate capital expenditure compared to older area properties. Demographic data within a 3-mile radius shows population growth of 4.2% over five years, with household formation increasing 4.8%, expanding the renter pool and supporting occupancy stability.
Amenity density supports tenant appeal with 2.11 grocery stores per square mile (84th percentile nationally) and strong restaurant access at 7.39 establishments per square mile. Home values averaging $504,277 with 44% five-year appreciation reinforce rental demand, as elevated ownership costs sustain renter reliance on multifamily housing.
Property crime rates in the neighborhood measure 328.9 incidents per 100,000 residents, ranking 263rd among 561 Sacramento metro neighborhoods and placing near the metro median. While property crime increased 12.6% year-over-year, violent crime declined significantly by 44.5%, ranking in the 83rd percentile nationally for improvement trends.
The neighborhood's overall crime profile ranks in the 52nd percentile nationally, indicating moderate safety conditions relative to comparable urban markets. Investors should monitor local crime trends as part of routine market analysis and tenant retention strategies.
The area benefits from proximity to major corporate employers within the Sacramento region, providing workforce housing opportunities for commuting professionals.
- DISH Network Distribution Center — logistics and distribution (6.1 miles)
- Cardinal Health — healthcare services (6.8 miles)
- Intel Folsom FM5 — technology manufacturing (9.6 miles)
- International Paper — manufacturing and packaging (11.3 miles)
- Xerox State Healthcare — business services (12.0 miles)
This 23-unit property leverages exceptional neighborhood fundamentals with 98.2% occupancy rates and 68.1% renter-occupied housing units, creating a stable tenant base in a market where rental demand significantly outpaces metro averages. The 1985 construction year positions the asset as newer stock within the neighborhood, potentially reducing near-term capital expenditure needs while maintaining competitive positioning. Population growth of 4.2% within the 3-mile radius, combined with household formation increasing 4.8%, supports expanding renter pools according to multifamily property research from WDSuite.
Average unit sizes of 818 square feet align with area rental demand patterns, while median home values of $504,277 reinforce rental housing reliance by keeping ownership costs elevated. The neighborhood's rent-to-income ratio of 0.31 suggests manageable affordability dynamics for lease retention, though investors should monitor this metric as household income growth trails rent appreciation.
- Neighborhood occupancy rates of 98.2% rank in 90th percentile nationally
- Strong renter demand with 68.1% of housing units renter-occupied
- Population and household growth expanding tenant base within 3-mile radius
- 1985 construction year provides competitive positioning with reduced capital needs
- Monitor rent-to-income trends as affordability pressure may impact renewals