| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 56th | Fair |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5727 Sutter Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1979 |
| Units | 20 |
| Transaction Date | 2012-06-11 |
| Transaction Price | $1,300,000 |
| Buyer | HEBEL MICHAEL S |
| Seller | CRP PROPERTIES INC |
5727 Sutter Ave Carmichael Multifamily Investment
This 20-unit property built in 1979 operates in a neighborhood ranking in the top quartile nationally for net operating income per unit. According to CRE market data from WDSuite, the area maintains strong rental demand with 44% of housing units occupied by renters.
This inner suburb neighborhood ranks 146th among 561 Sacramento metro neighborhoods with an A- rating, positioning it above the metro median for overall investment fundamentals. The area demonstrates strong rental housing dynamics, with 44% of housing units occupied by renters compared to typical suburban markets, indicating solid multifamily demand depth.
Built in 1979, this property aligns with the neighborhood's average construction year of 1975, suggesting potential value-add opportunities through strategic renovations and unit improvements. The vintage positions investors to capitalize on below-replacement cost basis while implementing targeted capital improvements to capture rent premiums.
Demographics within a 3-mile radius show a stable tenant base with 109,000 residents and median household income of $87,608. The area benefits from strong amenity access, ranking in the 90th percentile nationally for grocery store density and 93rd percentile for childcare facilities per square mile. Median contract rents of $1,315 in the immediate neighborhood provide competitive positioning, while the broader 3-mile area shows rents at $1,383 with 38% growth over five years supporting pricing power potential.
Occupancy rates in the neighborhood currently sit at 91.5%, though this represents a moderate decline from prior years, requiring attention to lease retention and competitive positioning. The rent-to-income ratio of 20% indicates manageable affordability for tenants, supporting lease renewal stability in the current market environment.
Safety metrics for this neighborhood show mixed performance compared to Sacramento metro averages. Property crime rates rank 243rd among 561 metro neighborhoods, placing the area near the middle of the regional distribution. However, recent trends show improvement, with property crime declining 44% year-over-year, ranking in the 84th percentile nationally for crime reduction.
Violent crime rates remain relatively low at 21.4 incidents per 100,000 residents, with the neighborhood ranking 199th among metro areas. Similar to property crime, violent incidents have decreased substantially by 49.5% over the past year, placing the area in the 85th percentile nationally for violent crime reduction trends.
The Sacramento metro's diversified employment base provides stable workforce housing demand, with major corporate offices within reasonable commuting distance supporting tenant retention and leasing velocity.
- Cardinal Health — healthcare distribution (7.6 miles)
- DISH Network Distribution Center — telecommunications distribution (7.7 miles)
- Intel Folsom FM5 — technology manufacturing (9.0 miles)
- International Paper — manufacturing (12.2 miles)
- Xerox State Healthcare — business services (12.7 miles)
This 20-unit Carmichael property offers compelling fundamentals anchored by exceptional NOI performance and stable rental market dynamics. The neighborhood's top quartile national ranking for net operating income per unit at $33,436 demonstrates strong cash flow potential, while the 44% renter-occupied housing share indicates sustained multifamily demand. Built in 1979, the property presents value-add opportunities through strategic renovations that can capture rent premiums in a market showing 38% rent growth over five years within the broader 3-mile area.
Demographic projections within the 3-mile radius support long-term tenant demand, with household growth of 37% forecast through 2028 and median income expected to rise 33% to $116,887. The area's strong amenity infrastructure, ranking in the 90th percentile nationally for grocery access and 93rd percentile for childcare density, enhances tenant retention potential. However, investors should monitor the recent occupancy decline and ensure competitive positioning as the market adjusts to changing conditions.
- Top quartile NOI performance nationally at $33,436 per unit demonstrates strong cash flow fundamentals
- Value-add potential through strategic renovations of 1979 vintage property
- Stable rental demand supported by 44% renter-occupied housing units and strong employment base
- Household growth of 37% projected through 2028 within 3-mile radius
- Risk consideration: Recent occupancy decline requires active lease management and competitive positioning