| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 69th | Good |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5915 Kenneth Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1980 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5915 Kenneth Ave, Carmichael CA Multifamily Investment
Near-full neighborhood occupancy and a sizable renter-occupied base point to durable demand, according to WDSuite’s CRE market data. Investors may find steady lease-up and retention prospects supported by strong schools and park access in this inner-suburban location.
Carmichael’s inner-suburban setting supports renter demand with a blend of neighborhood stability and daily-needs convenience. Neighborhood occupancy is in the 95th percentile nationally and competitive among 561 Sacramento-Roseville-Folsom neighborhoods (rank 72 of 561), a backdrop that generally supports income durability and lower downtime between turns. Schools average 4.0 out of 5 (84th percentile nationally), helping bolster family-oriented tenancy and retention.
Amenities skew toward daily services and outdoor space rather than café density. Restaurants index strongly (84th percentile nationally) and parks are a relative strength (86th percentile), while grocery access is above average (62nd percentile). Cafés, childcare, and pharmacies are sparse within the neighborhood footprint, so residents may rely on nearby corridors for those needs—typical for inner suburbs and not a core detractor for stabilized multifamily.
Home values trend high (91st percentile nationally) and the value-to-income ratio sits in the 98th percentile, indicating a high-cost ownership market that tends to reinforce reliance on rental housing. At the same time, the neighborhood’s rent-to-income ratio is relatively low at 0.26 (11th percentile nationally), a combination that supports retention and reduces near-term affordability pressure, though it can temper immediate pricing power.
The asset’s 1980 vintage is newer than the neighborhood’s average construction year of 1967, offering relative competitiveness vs. older stock. Investors should still plan for age-related system upgrades and targeted renovations to sustain positioning. Within a 3-mile radius, population and households have grown over the past five years and are projected to continue expanding, pointing to a larger tenant base and continued leasing support; these demographic statistics are aggregated within a 3-mile radius. Based on CRE market data from WDSuite, rising household incomes in the area further underpin renter demand and support disciplined rent growth management.
Safety indicators are mixed relative to regional and national benchmarks. The neighborhood’s crime rank sits at 350 out of 561 Sacramento metro neighborhoods, suggesting it trails the metro median on this measure, while national comparisons are closer to average (overall crime around the mid-40s percentiles). Violent offense levels track below national averages (32nd percentile), and property offense levels are also somewhat below average (43rd percentile).
Recent momentum is constructive: estimated property offense rates declined roughly a quarter year over year (improvement ranking in the upper tiers nationally). Investors should underwrite with standard precautions—lighting, access control, and resident screening—while recognizing that trend-level improvement can support retention and marketing over time.
Regional employers in logistics, healthcare distribution, semiconductors, packaging, and healthcare services within commuting distance help support a diversified renter base and day-to-day occupancy stability. The list below reflects nearby nodes that commonly draw residents from inner-suburban Carmichael.
- DISH Network Distribution Center — logistics/telecom distribution (6.6 miles)
- Cardinal Health — healthcare distribution (7.4 miles)
- Intel Folsom FM5 — semiconductors (9.0 miles)
- International Paper — packaging & materials (11.9 miles)
- Xerox State Healthcare — healthcare IT & services (12.6 miles)
This 60‑unit, 1980‑vintage property benefits from neighborhood fundamentals that skew toward occupancy stability and tenant retention. According to CRE market data from WDSuite, the surrounding neighborhood’s occupancy ranks in the 95th percentile nationally and is competitive among 561 Sacramento neighborhoods, aligning with steady leasing, while high ownership costs in the area reinforce reliance on multifamily housing. The asset’s vintage is newer than the neighborhood average, suggesting relative competitiveness versus older stock, with prudent capital planning for system modernization.
Within a 3-mile radius, population and households have grown and are projected to expand further, indicating a larger tenant base and supportive long-term demand. Rent-to-income levels remain comparatively manageable, which supports retention and collections, though it may moderate near-term pricing power. Overall, the blend of high neighborhood occupancy, renter concentration, and inner-suburban location supports a durable cash flow profile with targeted value-add upside.
- Neighborhood occupancy is strong (95th percentile nationally), supporting low downtime and stable collections.
- High-cost ownership market reinforces renter reliance, sustaining depth of the tenant base.
- 1980 vintage offers relative competitiveness with value-add potential via targeted system and interior updates.
- 3-mile demographics indicate ongoing renter pool expansion, supporting occupancy and leasing velocity.
- Risks: crime metrics trail the metro median and lower rent-to-income ratios may limit immediate pricing power; underwrite with conservative rent growth and standard security measures.