| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 58th | Fair |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5944 Lincoln Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1986 |
| Units | 46 |
| Transaction Date | 2015-09-24 |
| Transaction Price | $3,800,000 |
| Buyer | PERSIMMON TERRACE APARTMENTS LP |
| Seller | LINCOLN WOODS INVESTORS LLC |
5944 Lincoln Ave Carmichael Multifamily Investment
This 46-unit property built in 1986 offers value-add potential in a neighborhood with 97.9% occupancy rates and strong rental demand fundamentals.
The Carmichael neighborhood ranks 81st among 561 metro neighborhoods with an A rating, placing it in the top tier for Sacramento area investments. With neighborhood-level occupancy at 97.9% and ranking 142nd regionally (88th percentile nationally), this inner suburb market demonstrates strong rental demand stability. The area maintains 43.4% of housing units as renter-occupied, supporting a consistent tenant base.
Built in 1986, this property aligns with the neighborhood's average construction year of 1962, offering potential value-add opportunities through strategic renovations and unit improvements. Median contract rents in the immediate area reach $1,535, with 60.6% growth over five years, indicating robust rental market performance.
Demographics within a 3-mile radius show 112,852 residents with median household income of $85,672, growing 44.4% over five years. Population projections indicate 8.2% growth by 2028, expanding the potential tenant pool. The area's 46.7% renter share reinforces sustained multifamily demand, while median home values of $547,901 support rental housing as an attractive alternative to ownership.
Amenity density supports tenant retention with 1.36 cafes, grocery stores, parks, and pharmacies per square mile, each ranking in the top quartile nationally. The neighborhood's 72nd percentile amenity ranking nationally enhances livability and competitive positioning for lease-ups and renewals.
Safety metrics show mixed trends requiring careful consideration. Property crime rates of 441.7 per 100,000 residents rank 307th among 561 metro neighborhoods (40th percentile nationally), indicating moderate crime levels relative to Sacramento area standards. However, property crime has declined 20.3% year-over-year, suggesting improving conditions.
Violent crime rates remain lower at 72.4 per 100,000 residents, though they increased 34.2% over the past year, ranking 313th regionally (36th percentile nationally). Investors should monitor these trends when evaluating tenant retention and insurance considerations, while noting that overall crime performance places the neighborhood in the middle tier among Sacramento area locations.
Major corporate employers within reasonable commuting distance provide workforce housing demand, with technology and distribution centers anchoring the regional employment base.
- Cardinal Health — healthcare distribution (8.0 miles)
- DISH Network Distribution Center — telecommunications distribution (8.2 miles)
- Intel Folsom FM5 — technology manufacturing (8.7 miles)
- International Paper — manufacturing (12.6 miles)
- Xerox State Healthcare — business services (13.1 miles)
This 46-unit Carmichael property presents a value-add opportunity in a top-tier Sacramento neighborhood with exceptional occupancy fundamentals. According to CRE market data from WDSuite, neighborhood-level occupancy of 97.9% ranks in the 88th percentile nationally, indicating strong rental demand stability. The 1986 construction year offers renovation upside potential, while median rents of $1,535 with 60.6% five-year growth demonstrate robust pricing power.
Demographics within a 3-mile radius support long-term demand with 8.2% projected population growth by 2028 and median household income growth of 44.4% over five years. The area's 46.7% renter share and $547,901 median home values reinforce rental housing demand, while proximity to major employers like Intel and Cardinal Health provides workforce housing appeal.
- Neighborhood occupancy of 97.9% ranks 88th percentile nationally
- Value-add potential with 1986 vintage in improving market
- Strong rent growth of 60.6% over five years
- 8.2% projected population growth expanding tenant base
- Risk consideration: Mixed safety trends require ongoing monitoring