| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 60th | Good |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8633 Fair Oaks Blvd, Carmichael, CA, 95608, US |
| Region / Metro | Carmichael |
| Year of Construction | 1987 |
| Units | 35 |
| Transaction Date | 2015-04-09 |
| Transaction Price | $3,500,000 |
| Buyer | THE BRUSH FAMILY TRUST |
| Seller | VIEGAS JAMES R |
8633 Fair Oaks Blvd Carmichael Multifamily Investment
Moderate renter concentration and stable neighborhood occupancy support a consistent tenant base, according to WDSuite’s CRE market data. Elevated ownership costs nearby strengthen rental demand relative to for-sale options.
Carmichael’s inner-suburban setting offers everyday convenience with parks and cafes scoring well compared to many areas nationally. Cafe density sits in the top quartile nationwide, and park access is also strong, which can aid resident satisfaction and lease retention. By contrast, childcare, grocery, and pharmacy options are thinner within the immediate neighborhood footprint, so residents may rely on adjacent corridors for these needs.
Neighborhood occupancy is around the national median, signaling demand that is steady rather than overheated. The share of housing units that are renter-occupied in the immediate neighborhood is lower than the 3-mile area, where renters make up roughly two-fifths of units; for investors, this indicates a deeper regional renter pool than the block-level snapshot alone would suggest, supporting leasing velocity and renewal prospects.
Within a 3-mile radius, population and households have grown in recent years and are projected to continue expanding, pointing to a larger tenant base over time. Income growth has been solid, and median rents have risen, yet the rent-to-income ratio in the neighborhood sits near the middle of national readings—useful context for pricing power and retention management.
Home values test higher than most neighborhoods nationally, creating a high-cost ownership market. For multifamily investors, this backdrop often sustains rental reliance, particularly for larger households and mobile professionals, while average school ratings—below the national median—warrant attention for family-oriented leasing strategies.
Safety indicators compare favorably against many neighborhoods nationwide, with the area landing in higher national percentiles for both lower violent and property offenses. Recent year-over-year estimates also point to meaningful declines in reported offense rates. For investors, these trends can support marketing, resident retention, and insurance planning, while ongoing monitoring remains prudent at the submarket level.
Nearby corporate employment centers such as Intel, DISH Network, Cardinal Health, International Paper, and Xerox State Healthcare provide diverse white- and blue-collar job anchors that reinforce renter demand and commute convenience for residents.
- Intel Folsom FM5 — technology & engineering (7.3 miles)
- DISH Network Distribution Center — logistics & distribution (8.7 miles)
- Cardinal Health — healthcare distribution (9.2 miles)
- International Paper — packaging & paper products (13.8 miles)
- Xerox State Healthcare — healthcare IT & services (14.4 miles)
This 35-unit asset benefits from a balanced demand profile: neighborhood occupancy trends sit near national norms while the broader 3-mile area shows ongoing population and household growth, translating to a wider tenant funnel and durable leasing activity. Elevated home values in Carmichael relative to national benchmarks encourage sustained reliance on rentals, and the area’s renter share within the broader radius supports depth of demand for a property of this scale.
According to CRE market data from WDSuite, rent levels and incomes have moved upward in the area, with rent-to-income readings around mid-national levels—supportive for disciplined revenue management without overextending retention risk. Proximity to a diversified employer base across technology, healthcare services, and distribution further underpins absorption and renewal prospects over the hold period.
- Regional renter pool and population expansion within 3 miles support leasing stability.
- High-cost ownership market sustains rental reliance and cushions pricing power.
- Diverse nearby employers (tech, healthcare, distribution) bolster daily demand drivers.
- Mid-range rent-to-income context aids revenue management and renewal outcomes.
- Risks: thinner immediate retail/childcare access and below-median school ratings may affect family-oriented leasing; monitor submarket supply and safety trends over time.