| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 56th | Fair |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5820 Sutter Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1972 |
| Units | 76 |
| Transaction Date | 2022-01-10 |
| Transaction Price | $16,500,000 |
| Buyer | CARMICHAEL APARTMENTS LLC |
| Seller | 29SC TERRACE LP |
5820 Sutter Ave, Carmichael CA Multifamily Investment
Neighborhood occupancy trends around the low-90s and a renter-occupied share near the mid-40s suggest a durable tenant base for a 76-unit asset, according to CRE market data from WDSuite.
Carmichael sits in an inner-suburban pocket of the Sacramento-Roseville-Folsom metro with a neighborhood rating of A-. The area ranks 146 out of 561 metro neighborhoods, making it competitive among Sacramento-Roseville-Folsom neighborhoods for multifamily positioning. For investors, that typically translates into steady leasing interest without needing to rely on core-urban premiums.
Daily-needs access is a relative strength: grocery and pharmacy density track in high national percentiles, while parks and cafes are thinner locally. This mix favors convenience for workforce renters and supports retention even if lifestyle amenities are not the primary draw.
Renter concentration is meaningful: 44% of neighborhood housing units are renter-occupied (above many metro peers), pointing to a deep tenant pool and stable demand for mid-scale communities. Neighborhood occupancy sits near the low-90s and has eased modestly over five years, which implies prudent lease management and renewal focus to sustain performance versus metro and national benchmarks.
Within a 3-mile radius, population and household counts have grown in recent years with further increases projected, indicating a larger tenant base ahead rather than reliance on in-migration alone. Median home values in the neighborhood are elevated relative to national norms, and the value-to-income ratio is high for owners, which tends to reinforce reliance on rental housing and can support pricing power. Rent-to-income levels near 20% indicate manageable affordability pressure, aiding lease retention during normal market cycles.
The asset’s 1972 vintage is slightly older than the neighborhood’s average construction year (mid-1970s). That profile typically warrants targeted capital planning—common areas, building systems, and unit finishes—and can create value-add upside relative to newer competing stock.
Compared with neighborhoods nationwide, this Carmichael location trends on the safer side overall, with crime metrics placing it above national safety benchmarks. According to WDSuite’s CRE market data, estimated violent and property offense rates have declined materially year over year in the neighborhood, an encouraging directional trend for long-term renter appeal.
As with any submarket, conditions can vary by block and over time; investors should underwrite to neighborhood-level trends and confirm property-specific security measures and lighting as part of due diligence.
The employment base nearby skews toward healthcare distribution, communications logistics, and technology, supporting commuter convenience and diversified renter demand for workforce and professional households. The employers below represent accessible commutes that can aid leasing stability.
- Cardinal Health — healthcare distribution (7.6 miles)
- DISH Network Distribution Center — communications logistics (7.7 miles)
- Intel Folsom FM5 — semiconductor R&D and offices (8.9 miles)
- International Paper — packaging & materials (12.2 miles)
- Xerox State Healthcare — healthcare services administration (12.7 miles)
5820 Sutter Ave offers scale at 76 units in an inner-suburban Carmichael location where renter demand is supported by a mid-40% renter-occupied share and neighborhood occupancy around the low-90s. Daily-needs retail access is strong (groceries, pharmacies), while lifestyle amenities are thinner—typically a favorable setup for workforce-oriented leasing and renewal stability.
The 1972 vintage suggests targeted capex and modernization can unlock value relative to newer stock. Elevated neighborhood home values and a high value-to-income environment tend to sustain reliance on multifamily rentals, while rent-to-income near 20% supports retention. According to CRE market data from WDSuite, neighborhood performance is competitive within the Sacramento-Roseville-Folsom metro, with offense rates trending down year over year—tailwinds for long-term positioning if operations remain disciplined.
- Inner-suburban location with competitive neighborhood standing in the Sacramento-Roseville-Folsom metro
- Renter-occupied share and daily-needs access support a durable tenant base and leasing stability
- 1972 vintage presents value-add potential via systems, common-area, and interior upgrades
- High home values reinforce rental demand; rent-to-income levels aid retention strategy
- Risks: occupancy has softened versus five years ago; amenity density (parks/cafes) is thinner, requiring active resident-engagement programming