| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 52nd | Fair |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5900 Sperry Dr, Citrus Heights, CA, 95621, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1980 |
| Units | 116 |
| Transaction Date | 1997-02-21 |
| Transaction Price | $3,520,000 |
| Buyer | SUMMER HILLS LLC |
| Seller | P C H INC |
5900 Sperry Dr Citrus Heights Multifamily Investment
This 116-unit property built in 1980 benefits from neighborhood-level occupancy of 96.5% and strong rental demand in Sacramento's inner suburbs. The area's 50.4% renter-occupied housing units provide a stable tenant base according to CRE market data from WDSuite.
The Citrus Heights location ranks in the top quartile nationally for amenity access, with pharmacy density ranking 9th among 561 metro neighborhoods and grocery stores at 5.39 per square mile. School ratings average 4.0 out of 5, ranking 25th metro-wide, supporting family-oriented tenant retention. Demographics within a 3-mile radius show a stable household income median of $84,338 with 41.8% of housing units renter-occupied.
The property's 1980 construction year aligns with the neighborhood average of 1973, indicating consistent building stock that may present value-add renovation opportunities for investors focused on capital improvements. Neighborhood-level occupancy stands at 96.5%, ranking above the 80th percentile nationally, while median contract rents of $1,605 have grown 45.4% over five years.
Population projections within the 3-mile radius forecast 6.2% growth through 2028, expanding the renter pool from 124,359 to 132,015 residents. Household formation is expected to increase 31.3%, supporting multifamily demand fundamentals. The rent-to-income ratio of 0.18 suggests manageable affordability pressure, though elevated home values averaging $460,962 reinforce rental demand by keeping ownership costs elevated relative to regional alternatives.
The neighborhood demonstrates moderate safety metrics with property offense rates of 93.7 per 100,000 residents, ranking 154th among 561 Sacramento metro neighborhoods. More encouraging for investors, property crime has declined 56.9% year-over-year, ranking in the 91st percentile nationally for crime reduction trends.
Violent crime rates of 37.7 per 100,000 residents place the area near the metro median, with a modest 7.1% year-over-year decline. Overall crime metrics rank at the 65th percentile nationally, indicating above-average safety conditions compared to neighborhoods nationwide.
The Sacramento metro's technology and corporate presence provides employment stability within commuting distance, anchored by major employers in the Folsom and greater Sacramento corridors.
- Intel Folsom FM5 — semiconductor manufacturing (7.2 miles)
- Cardinal Health — healthcare distribution (10.7 miles)
- DISH Network Distribution Center — telecommunications logistics (11.1 miles)
- International Paper — manufacturing operations (15.2 miles)
This 116-unit property offers stable cash flow fundamentals supported by neighborhood-level occupancy of 96.5% and a mature rental market with 50.4% of housing units renter-occupied. Built in 1980, the asset presents potential value-add opportunities through strategic renovations while benefiting from strong local amenities including top-quartile pharmacy and grocery access.
Demographics within a 3-mile radius support long-term demand with projected population growth of 6.2% and household formation increasing 31.3% through 2028. According to multifamily property research from WDSuite, the combination of elevated home values and manageable rent-to-income ratios creates favorable conditions for tenant retention and lease stability.
- Neighborhood occupancy at 96.5% ranks in 80th percentile nationally
- Strong amenity access with top-quartile pharmacy and grocery density
- Value-add potential through strategic renovations of 1980-vintage units
- Risk consideration: Monitor property crime trends despite recent 56.9% improvement