| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 60th | Good |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8613 Fair Oaks Blvd, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1978 |
| Units | 50 |
| Transaction Date | 1994-02-28 |
| Transaction Price | $1,650,000 |
| Buyer | BRUSH MICHAEL A |
| Seller | CALIFORNIA FEDERAL BANK |
8613 Fair Oaks Blvd Carmichael Multifamily Investment
Steady renter demand supported by a high-cost ownership market and near-metro-average occupancy in the neighborhood, according to WDSuite’s CRE market data. Household growth within a 3-mile radius signals a broader tenant base to support leasing stability over the medium term.
Carmichael sits as an Inner Suburb within the Sacramento-Roseville-Folsom metro and rates above the metro median overall (rank 233 of 561, B rating). The neighborhood 9s renter-occupied share is measured at the neighborhood level at roughly one-third of units, while the surrounding 3-mile radius shows a larger renter pool, which supports multifamily demand depth and leasing resilience.
Local livability is mixed: park and cafe access are competitive (parks and cafes test in the top quartile nationally), yet grocery and pharmacy presence is limited within the immediate neighborhood. School ratings average around 2.0 out of 5, which may influence some family renters 9 preferences but does not preclude workforce housing appeal.
Within a 3-mile radius, population and households have grown in recent years and are projected to expand further by 2028, indicating a larger tenant base and supporting occupancy stability. Median incomes in the 3-mile area are high relative to many U.S. neighborhoods, and neighborhood-level rent levels are also above national medians; together these dynamics suggest capacity for consistent rent collections while still requiring attention to unit-level affordability for retention.
Elevated home values in the neighborhood relative to national norms point to a high-cost ownership market, which tends to sustain reliance on rental housing and supports lease-up durability. The property 9s 1978 vintage is older than the neighborhood 9s average construction year (1988), implying potential value-add through unit modernization and building systems upgrades to stay competitive with newer stock.
Safety signals are mixed when comparing metro and national views. Within the Sacramento-Roseville-Folsom metro, the neighborhood 9s crime rank sits in a less favorable tier (rank 22 among 561 neighborhoods, where lower ranks indicate more crime). However, national percentiles point to relatively stronger standing versus many U.S. neighborhoods, with overall safety measures testing above average nationally.
Recent trend indicators are constructive: estimated violent and property offense rates have declined over the past year, which, if sustained, can aid resident retention and reduce operating friction. As always, investors should validate current conditions with on-the-ground diligence and property-level security measures.
Nearby employers form a diversified backbone of semiconductor, logistics, healthcare distribution, and paper products operations that can support workforce renter demand and commute convenience. The list below highlights notable employers within a roughly 7 8 3 miles radius.
- Intel Folsom FM5 14 semiconductors/corporate campus (7.4 miles)
- DISH Network Distribution Center 14 telecom logistics (8.6 miles)
- Cardinal Health 14 healthcare distribution (9.2 miles)
- International Paper 14 paper & packaging (13.7 miles)
- Xerox State Healthcare 14 healthcare IT/services (14.3 miles)
This 50-unit, 1978-vintage asset in Carmichael is positioned for durable demand supported by a high-cost for-sale market, above-average neighborhood incomes, and a growing 3-mile renter pool. Neighborhood occupancy trends sit near the metro middle, suggesting stable baseline absorption; pairing targeted renovations with focused operations can enhance competitiveness against newer stock.
Based on CRE market data from WDSuite, neighborhood rents index above many U.S. areas while rent-to-income metrics indicate manageable affordability pressure, supporting collections and retention. The asset 9s older vintage also points to clear value-add levers 14interior updates, common-area improvements, and system upgrades 14to capture incremental rent and reduce long-run capex surprises.
- High-cost ownership market reinforces reliance on rentals, supporting tenant depth and lease stability.
- 3-mile population and household growth expands the renter pool, aiding occupancy and renewal prospects.
- Value-add potential from 1978 construction via unit modernization and building system upgrades.
- Proximity to diversified employers (semiconductor, logistics, healthcare) supports workforce demand.
- Risks: amenity gaps (limited grocery/pharmacy), modest school ratings, and metro-relative safety rank warrant underwriting buffers and asset-level mitigation.