| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 58th | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12633 Fair Oaks Blvd, Citrus Heights, CA, 95610, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1987 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12633 Fair Oaks Blvd Citrus Heights Value-Add Multifamily
Neighborhood occupancy is strong and renter demand is supported by a sizable renter-occupied base, according to WDSuite’s CRE market data. In the Sacramento suburban ring, this location offers stable demand drivers without relying on downtown exposure.
This Inner Suburb pocket of Citrus Heights rates in the top quartile among 561 metro neighborhoods, signaling solid location fundamentals for leasing. Amenity access is a clear strength — grocery, café, and park densities rank high nationally — which helps support day-to-day convenience and resident retention at the neighborhood level.
Renter concentration is substantial (the share of housing units that are renter-occupied is above the metro median), and neighborhood occupancy trends sit in the top quintile nationally. Together, these dynamics indicate depth in the tenant base and support for occupancy stability and pricing management. Elevated ownership costs in the area, reflected by higher home values relative to many U.S. neighborhoods, further sustain reliance on multifamily rentals.
Within a 3-mile radius, recent population growth and rising household incomes expand the potential renter pool, with forecasts pointing to additional household gains that can translate into more renters entering the market. These demographic tailwinds, combined with strong amenity access, align with steady multifamily demand, based on commercial real estate analysis from WDSuite.
The neighborhood’s average construction vintage skews earlier than the subject property, giving a 1980s asset competitive positioning versus older stock while still leaving room for targeted modernization and operational improvements as part of a value-add plan.
Relative to the Sacramento metro, the neighborhood’s safety ranking is below the metro median (ranked 422 out of 561 neighborhoods), indicating investors should underwrite to a more vigilant operating posture and emphasize property-level security measures. Nationally, the area sits below mid-percentiles for safety, so resident experience may benefit from visible management presence and partnerships with local services.
Recent data also show a year-over-year uptick in reported violent offenses at the neighborhood level. Conditions can vary block-to-block and over time, so monitoring trends, coordinating with local law enforcement, and budgeting for lighting, access control, and community engagement programs are prudent risk mitigants.
Nearby employers span technology, healthcare distribution, telecommunications logistics, and paper products — a diversified base that supports workforce housing demand and commute convenience for residents.
- Intel Folsom FM5 — technology R&D and offices (5.8 miles)
- Cardinal Health — healthcare distribution (12.4 miles)
- DISH Network Distribution Center — telecommunications logistics (12.4 miles)
- International Paper — paper and packaging (16.9 miles)
- Xerox State Healthcare — healthcare services administration (17.3 miles)
Constructed in 1987 with approximately 120 units, the property sits in a neighborhood that ranks in the metro’s top quartile with strong amenity access and a sizable renter-occupied base. According to CRE market data from WDSuite, neighborhood occupancy trends are in the top quintile nationally, suggesting supportive fundamentals for lease-up and retention relative to many U.S. neighborhoods.
The 1980s vintage positions the asset competitively versus older local stock while leaving room for value-add through modernization of interiors, common areas, and building systems. Proximity to diversified employment — including Intel’s Folsom campus — and steady 3-mile demographic growth signals a larger tenant base that can underpin stable cash flow, while elevated ownership costs in the area reinforce reliance on multifamily rentals. Investors should still underwrite to local safety considerations and calibrate operating plans accordingly.
- Neighborhood occupancy in the top national quintile supports stability and pricing power
- 1987 vintage offers competitive positioning with clear value-add and modernization pathways
- Diversified nearby employers (technology, healthcare, logistics) bolster workforce housing demand
- Elevated ownership costs favor sustained renter reliance, aiding lease retention
- Risk: below-metro safety ranking warrants enhanced security budgeting and active management