| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 69th | Good |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5946 Van Alstine Ave, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1988 |
| Units | 26 |
| Transaction Date | 2003-08-29 |
| Transaction Price | $2,000,000 |
| Buyer | BERGER NEAL |
| Seller | GEORGE JACK D |
5946 Van Alstine Ave Carmichael Multifamily Investment
Neighborhood occupancy is near full and renter demand is supported by an Inner Suburb location, according to WDSuite’s CRE market data. This positioning favors stable income dynamics versus many Sacramento submarkets.
Carmichael’s Inner Suburb setting balances livability and access to employment, with neighborhood fundamentals that screen well for multifamily. Restaurants per square mile rank in the top quartile nationally and parks density also scores in the top quartile, while grocery access is above the national median. Cafe and pharmacy density are thinner, so daily conveniences skew toward larger centers rather than small storefront clusters.
For investors, the standout is occupancy: the neighborhood’s occupancy rate is among the strongest in the U.S. (top decile nationally), based on CRE market data from WDSuite. Median contract rents in the neighborhood benchmark above the national median, and the rent-to-income ratio sits well below the national median, supporting retention and lease management flexibility. The local renter-occupied share of housing units is in the upper tier for the metro, indicating a deep tenant base without relying on transient demand.
Home values sit in a high-cost ownership market (top decile nationally) and the value-to-income ratio ranks near the very top nationwide. In practice, elevated ownership costs tend to sustain demand for multifamily options, supporting occupancy stability and pricing power when operations are well-managed.
The property’s 1988 vintage is newer than the neighborhood’s average construction year (1967). This relative youth typically provides competitive positioning versus older stock, though investors should still plan for modernization of aging systems as part of a value-add or capital planning strategy.
Within a 3-mile radius, demographics show population and households have grown in recent years, with projections indicating continued population growth and a notable increase in households alongside slightly smaller average household sizes. This points to a larger tenant base and steady renter pool expansion that can support leasing and occupancy over the medium term.
Schools average around 4.0 out of 5 and rank in the top quartile nationally, which can reinforce neighborhood stickiness for family renters. Overall neighborhood performance is B+ and ranks above the metro median, translating into competitive positioning among Sacramento neighborhoods for long-term multifamily holds.
Safety indicators are mixed and should be framed comparatively. The neighborhood’s overall crime rank sits below the Sacramento metro median (ranked 350 among 561 neighborhoods), while nationally it falls near the middle of the pack. Property offenses have improved year over year with a decline that places the trend in a stronger national percentile, suggesting recent directional progress. Violent offense levels benchmark below national medians and saw a modest uptick year over year, so ongoing monitoring remains prudent.
For underwriting, this profile points to typical Inner Suburb risk management: invest in lighting, access control, and resident engagement, and benchmark incident trends quarterly. Compared with peer neighborhoods, conditions are workable for stabilized operations but warrant standard operating procedures to maintain resident confidence and retention.
Nearby employment nodes include logistics, healthcare distribution, semiconductors, packaging, and health IT offices, supporting commuter convenience and a diversified renter base. Specifically, DISH Network Distribution Center, Cardinal Health, Intel Folsom FM5, International Paper, and Xerox State Healthcare anchor nearby job concentration relevant to workforce housing demand.
- DISH Network Distribution Center — logistics (6.3 miles)
- Cardinal Health — medical distribution (7.4 miles)
- Intel Folsom FM5 — semiconductors (9.0 miles)
- International Paper — packaging (11.9 miles)
- Xerox State Healthcare — health IT/services (12.6 miles)
5946 Van Alstine Ave offers investors exposure to a high-occupancy Carmichael neighborhood where renter demand is reinforced by a deep tenant base and a high-cost ownership landscape. According to CRE market data from WDSuite, neighborhood occupancy trends sit in the top decile nationally, while rent levels benchmark above national norms with rent-to-income ratios that support retention and disciplined renewal strategies.
Built in 1988, the asset is newer than much of the local housing stock, which can confer competitive positioning versus older comparables. Capital plans should still anticipate system updates and targeted modernization to capture value-add upside. Demographics aggregated within a 3-mile radius point to ongoing population growth and a larger household count alongside slightly smaller household sizes—factors that generally expand the renter pool and support stabilized operations over the medium term.
- Strong neighborhood occupancy supports income stability
- High-cost ownership market sustains multifamily demand and pricing power
- 1988 vintage offers competitive positioning with value-add modernization potential
- 3-mile demographics indicate renter pool expansion and household growth
- Risks: safety metrics trail metro median in places; amenity mix is lighter for cafes/pharmacies—manage with standard property operations and resident experience