| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 60th | Good |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8615 Fair Oaks Blvd, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1978 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8615 Fair Oaks Blvd Carmichael Multifamily Opportunity
Strong household incomes and a high-cost ownership landscape in the surrounding neighborhood support durable renter demand and potential pricing power, according to WDSuite’s CRE market data.
Located in Carmichael’s inner-suburban fabric of the Sacramento metro, the neighborhood rates a B and sits above the metro median overall (rank 233 of 561), suggesting balanced fundamentals for workforce and middle-income renters. Neighborhood occupancy is in the low 90s, indicating generally stable tenancy at the area level rather than at the property level.
Amenities skew toward everyday convenience and recreation: parks and cafes score in the top quartile nationally, while grocery and pharmacy density is thinner, pointing to a primarily residential pattern with some drive-to shopping. Average school ratings trend below national medians; investors should calibrate expectations toward demand from adult renters and smaller households rather than school-driven leasing.
The neighborhood’s renter-occupied share is roughly 30% of housing units, signaling a defined but not saturated tenant base that can support steady absorption for well-managed assets. Median contract rents benchmark above national norms, and a rent-to-income profile around mid-range suggests room for pricing discipline while tracking retention risk at renewal.
Home values sit in the upper decile nationally, which—combined with higher local incomes—reinforces renter reliance on multifamily housing and can underpin lease stability in well-positioned properties. The average neighborhood construction year is 1988; with the subject vintage of 1978, investors should plan for capital improvements that can unlock value-add potential and sharpen competitive positioning against newer stock.
Within a 3-mile radius, population and household counts have grown with additional gains expected over the next five years, indicating a larger tenant base and ongoing renter pool expansion that supports occupancy and leasing velocity. These trends align with broader metro dynamics and, based on CRE market data from WDSuite, are consistent with inner-suburban demand drivers across Sacramento.
Safety signals are mixed and should be assessed comparatively. The neighborhood ranks 22 out of 561 within the Sacramento metro, placing it on the higher-crime end locally, yet it sits around the upper quartile nationally (78th percentile) versus neighborhoods across the country. For context, recent trends point to meaningful year-over-year declines in both violent and property offenses, indicating improving conditions rather than block-level assurances.
Investors should underwrite with standard operational safeguards—lighting, access control, and community engagement—and monitor metro-level trends alongside submarket comps to align expectations on retention and operating expenses.
Nearby employers span technology, distribution, and healthcare services, supporting a diversified workforce renter base and commute convenience that can aid retention and leasing.
- Intel Folsom FM5 — technology & engineering offices (7.36 miles)
- DISH Network Distribution Center — distribution & logistics (8.67 miles)
- Cardinal Health — healthcare distribution (9.19 miles)
- International Paper — packaging & manufacturing offices (13.74 miles)
- Xerox State Healthcare — healthcare IT & services (14.31 miles)
8615 Fair Oaks Blvd offers a 1978-vintage footprint in a neighborhood that is above the metro median overall, with stable area occupancy, high household incomes, and elevated ownership costs that reinforce multifamily demand. Within a 3-mile radius, population and household growth—along with rising incomes—point to a larger tenant base and potential support for rent growth and occupancy stability over the medium term.
The property’s older vintage suggests clear value-add angles—interior modernization, systems updates, and common-area enhancements—to compete against newer 1980s stock while capturing demand from nearby employment nodes. According to CRE market data from WDSuite, neighborhood rents track above national norms and home values are high relative to incomes, both of which can support pricing power if renovations and operations align with local renter preferences.
- High-cost ownership market and strong local incomes support renter reliance on multifamily housing.
- 3-mile population and household growth expand the tenant base and support occupancy stability.
- 1978 vintage provides actionable value-add potential to outperform older comps.
- Proximity to diversified employers underpins demand from a broad workforce renter pool.
- Risk: metro-relative safety rank is weaker and grocery/pharmacy density is thin—underwrite ops and retention accordingly.