| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 51st | Fair |
| Amenities | 52nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8200 Fair Oaks Blvd, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1973 |
| Units | 88 |
| Transaction Date | 2017-01-31 |
| Transaction Price | $8,740,000 |
| Buyer | Greta |
| Seller | Wez Investors |
8200 Fair Oaks Blvd Carmichael Multifamily Supported by Renter Demand
The surrounding neighborhood shows an elevated renter-occupied share and consistent demand drivers, according to WDSuite’s CRE market data, which supports income stability for institutional and private multifamily strategies. All occupancy and tenure metrics referenced are for the neighborhood, not the property.
Carmichael’s inner-suburban setting offers daily convenience with restaurants and cafes performing competitively among Sacramento-Roseville-Folsom neighborhoods (e.g., cafes rank within the more competitive tier at 115 out of 561) and land a top quartile nationally by amenity density. Grocery access trends above many peer areas as well, helping support leasing appeal for working households.
Neighborhood renter-occupied share is elevated (ranked in the stronger cohort metro-wide and in the 81st national percentile), indicating a deeper tenant base and steady demand for multifamily units. While neighborhood occupancy sits below the national median, the combination of renter concentration and diversified household incomes provides a base for leasing resilience and renewal capture.
Home values in the area trend toward a high-cost ownership market (near the upper decile nationally), which typically sustains reliance on rentals and can support pricing power and retention for well-managed assets. Median asking rents trend above many U.S. neighborhoods (around the 73rd national percentile), yet the neighborhood rent-to-income ratio aligns closer to national medians, suggesting manageable affordability pressure from an operator perspective.
Within a 3-mile radius, population and households have been expanding and are projected to continue growing through the forecast period, pointing to a larger tenant base over time. Income levels have trended upward and are expected to continue rising by 2028, reinforcing demand for quality rental housing and value-add renovations positioned for mid-market renters.
Safety conditions are mixed relative to regional and national benchmarks. The neighborhood’s overall crime rank sits below the metro median (rank 412 among 561 Sacramento-area neighborhoods), and safety compares below the national median (around the 42nd percentile). Recent trend data from WDSuite shows property offenses declining year over year, while violent offenses ticked up, underscoring the importance of standard operating protocols such as lighting, access control, and coordination with local patrols.
Proximity to major employers supports a broad workforce-renter pool and commute convenience, notably in semiconductor, distribution, packaging, and healthcare services reflected below.
- Intel Folsom FM5 — semiconductor (7.9 miles)
- DISH Network Distribution Center — logistics & distribution (8.3 miles)
- Cardinal Health — healthcare distribution (8.64 miles)
- International Paper — packaging & paper (13.2 miles)
- Xerox State Healthcare — healthcare IT & services (13.76 miles)
This 88-unit asset in Carmichael is positioned in a renter-heavy neighborhood that performs competitively on dining and daily-needs access, with cafes and restaurants comparing well both within the metro and nationally. High home values in the area reinforce reliance on rental housing, while neighborhood rents sit above U.S. averages and rent-to-income trends are closer to national medians, supporting achievable pricing without outsized retention risk. According to CRE market data from WDSuite, neighborhood NOI per unit trends in the stronger cohort metro-wide, and 3-mile demographics point to continued renter pool expansion.
Key considerations include neighborhood occupancy trending below the national median and mixed safety signals; however, year-over-year declines in property offenses and a deep workforce employment base nearby support leasing stability for well-operated assets focused on resident experience and cost-effective value-add.
- Elevated neighborhood renter concentration supports demand depth and renewal velocity
- High-cost ownership market underpins sustained multifamily reliance and pricing power
- Competitive food-and-beverage access and daily conveniences enhance leasing appeal
- 3-mile population and household growth contribute to a larger tenant base over time
- Risk: Neighborhood occupancy below national median and mixed safety trend warrant active management