| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 58th | Fair |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8141 Fair Oaks Blvd, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1980 |
| Units | 44 |
| Transaction Date | 2019-10-27 |
| Transaction Price | $6,800,000 |
| Buyer | FLAT IRON INVESTORS LLC |
| Seller | CERIN SILVANA |
8141 Fair Oaks Blvd Carmichael Multifamily Investment
Neighborhood occupancy is resilient and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. Positioned in Sacramento’s inner suburbs, the asset offers stable fundamentals with potential value-add from its 1980 vintage.
Located in Carmichael within the Sacramento-Roseville-Folsom metro, the neighborhood shows solid livability markers that matter to multifamily investors. Dining, parks, and pharmacies score in high national percentiles, while cafes are also dense for a suburban setting. These neighborhood metrics are measured for the neighborhood and not the property, and they point to day-to-day convenience that can aid leasing and retention.
Rents in the neighborhood benchmark above many areas nationally, and the neighborhood s occupancy rate is strong (top quartile nationally and competitive among Sacramento-Roseville-Folsom neighborhoods). With a renter-occupied share in the low-to-mid 40% range, the renter base is substantial enough to support demand depth without indicating oversaturation. These figures are neighborhood-level indicators, not property performance.
Construction in this neighborhood skews older than the subject 9s 1980 vintage (average year 1962). For investors, that positions this asset as somewhat newer relative to local stock, which can help competitiveness; however, systems from this era may still warrant targeted modernization and capital planning to support rent positioning.
Within a 3-mile radius, demographics point to a growing population and households, with projections indicating further increases in households over the next five years. This suggests a larger tenant base over time and supports occupancy stability. Median home values in the neighborhood are elevated versus national norms, and the value-to-income ratio ranks high nationally, reinforcing renter reliance on multifamily housing and supporting pricing power. Neighborhood school ratings are modest, which may temper appeal for some family renters, and childcare options inside the neighborhood are limited, two factors to account for in marketing and tenant mix strategy.
Affordability indicators show a rent-to-income ratio around the low 20% range at the neighborhood level, implying manageable affordability pressure for many renters; operators should still manage renewals and rent growth pacing thoughtfully to sustain retention.
Safety indicators for the neighborhood sit below the national median (lower national percentile for safety), so investors should underwrite with appropriate security and operating assumptions. Trends are mixed: estimated property offenses have declined year over year, while estimated violent offenses have risen over the same period. These are neighborhood-level readings rather than property-specific conditions.
Relative performance can change as enforcement and community initiatives evolve. Comparing against other Sacramento-Roseville-Folsom neighborhoods, the area is not among the region s strongest on safety, but recent improvement in property crime is a constructive sign worth monitoring alongside leasing outcomes.
The location draws from a diversified employment base that supports workforce housing demand and commute convenience, including technology, logistics, healthcare, and paper products operations.
- Intel Folsom FM5 industry: technology & engineering (7.9 miles)
- DISH Network Distribution Center industry: logistics & distribution (8.4 miles)
- Cardinal Health industry: healthcare distribution (8.7 miles)
- International Paper industry: paper & packaging (13.2 miles)
- Xerox State Healthcare industry: healthcare services (13.8 miles)
This 44-unit, 1980-vintage asset offers scale for local operators and a unit mix averaging about 821 square feet, aligning with renter expectations for suburban Sacramento. Neighborhood occupancy sits in a strong range and, based on CRE market data from WDSuite, area rent levels and elevated ownership costs support sustained renter demand. The property 19s vintage is newer than the neighborhood 19s average stock, suggesting competitive positioning with targeted updates to interiors and building systems.
Within a 3-mile radius, population and household counts have increased and are projected to continue growing, indicating renter pool expansion that can support leasing and renewal stability. Elevated neighborhood home values and a high value-to-income ratio reinforce renter reliance on multifamily housing, while neighborhood rent-to-income metrics indicate room for disciplined rent management without overextending affordability. Key risks include below-median safety readings and modest school scores, which should be reflected in underwriting, amenities, and tenant retention strategies.
- Strong neighborhood occupancy and demand drivers support leasing stability
- 1980 vintage is newer than local average, with value-add potential via selective upgrades
- High-cost ownership market underpins renter reliance and pricing power
- 3-mile radius shows population and household growth, expanding tenant base
- Risks: below-median safety and modest school ratings warrant prudent operating plans