| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 69th | Good |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5945 Kenneth Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1973 |
| Units | 97 |
| Transaction Date | 2015-08-21 |
| Transaction Price | $9,400,000 |
| Buyer | SAC4 PRESERVATION LIMITED PARTNERSHIP |
| Seller | KENNETH PARK LP |
5945 Kenneth Ave Carmichael Multifamily Investment
Neighborhood occupancy ranks near the top of the Sacramento metro, supporting stable rent rolls and consistent leasing performance, according to WDSuite’s CRE market data. A sizable share of housing units are renter-occupied, indicating a durable tenant base for multifamily in this inner-suburban location.
Carmichael’s inner-suburban location within the Sacramento-Roseville-Folsom metro offers investors a balanced demand profile: neighborhood occupancy trends sit in the upper tier among 561 metro neighborhoods, and renter concentration (share of housing units that are renter-occupied) is meaningful, supporting depth of demand for properties like this one.
Daily-life amenities are adequate with strengths in parks and dining: the neighborhood is top quartile nationally for park access and competitive for restaurants, while cafes and pharmacies are thinner. Average school ratings score in the upper national quartile, which can support family-oriented renter retention.
Home values in the area are elevated relative to national benchmarks, and the value-to-income ratio is among the highest nationally. This high-cost ownership market tends to sustain rental demand and can bolster lease retention, while the neighborhood’s rent-to-income profile indicates comparatively manageable monthly rents from an investor standpoint.
Construction in the immediate area skews older than today’s vintages; at 1973, this asset is slightly newer than the neighborhood average, offering competitive positioning versus 1960s stock, though investors should plan for ongoing modernization of systems and finishes. Within a 3-mile radius, recent population and household growth, with projections for additional household increases and modestly smaller household sizes through 2028, point to a gradually expanding renter pool and support for occupancy stability.
Safety indicators are mixed when viewed against metro and national context. The neighborhood’s overall crime standing trends around the national midpoint, and its rank places it above the median compared with the 561 neighborhoods in the Sacramento-Roseville-Folsom metro.
Recent trends are noteworthy: estimated property offenses have moved downward year over year, indicating improvement, while violent offense measures sit below the national percentile midpoint and have edged up. For investors, this suggests monitoring submarket-specific trends and property-level security practices, while recognizing the positive direction in property crime.
Proximity to logistics, healthcare, and technology employers supports commuter convenience and helps underpin multifamily renter demand in this submarket. Nearby anchors include DISH Network Distribution Center, Cardinal Health, Intel’s Folsom operations, International Paper, and Xerox State Healthcare.
- DISH Network Distribution Center — distribution/logistics (6.6 miles)
- Cardinal Health — healthcare distribution (7.5 miles)
- Intel Folsom FM5 — semiconductors (8.9 miles)
- International Paper — packaging & paper (12.0 miles)
- Xerox State Healthcare — healthcare IT/services (12.7 miles)
The investment case centers on durable renter demand and occupancy stability in an inner-suburban Sacramento location. Based on CRE market data from WDSuite, the neighborhood’s occupancy stands among the metro’s stronger performers, and elevated local home values relative to national benchmarks reinforce reliance on multifamily housing, supporting pricing power and lease retention.
The 97-unit property’s 1973 vintage is slightly newer than the neighborhood average, offering competitive positioning versus older 1960s stock while still presenting value-add opportunities through targeted system upgrades and interior renovations. Within a 3-mile radius, recent and projected increases in households, alongside modest declines in average household size, point to a larger renter pool over time—supporting leasing momentum and long-term cash flow resilience.
- Strong neighborhood occupancy and stable rent rolls per WDSuite’s market read
- High-cost ownership environment sustains multifamily demand and retention
- 1973 vintage enables value-add upgrades to enhance competitive position
- 3-mile household growth and smaller household sizes expand the renter pool
- Risk: amenity depth is uneven and safety trends are mixed—active management advised