| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 48th | Fair |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5909 Country Ln, Citrus Heights, CA, 95621, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1990 |
| Units | 20 |
| Transaction Date | 2014-04-16 |
| Transaction Price | $2,487,000 |
| Buyer | THE STEPHEN C & KAREN BECK 1999 TRUST |
| Seller | SHARROCK TIM A |
5909 Country Ln Citrus Heights Multifamily — Stable Renter Base
Neighborhood occupancy is 93.6% and the renter-occupied share is 39.3%, pointing to steady demand in this inner-suburban pocket, according to WDSuite’s CRE market data. The property’s 1990 vintage is newer than the area average, supporting competitive positioning versus older stock.
Set in Citrus Heights’ inner-suburban fabric within the Sacramento–Roseville–Folsom metro, the neighborhood rates B+ and ranks 205 of 561 — competitive among Sacramento–Roseville–Folsom neighborhoods. Occupancy at the neighborhood level is 93.6% (63rd national percentile), which supports lease stability for well-managed assets.
Daily-needs access is a relative strength: grocery and park availability sit in the low 90s nationally by percentile, with restaurants also above the national median. Cafés and pharmacies are thinner locally, so resident convenience leans more toward supermarkets and open space than boutique services.
For investors focused on rents and affordability, neighborhood median contract rent is $1,677 with five‑year growth of 63.7% (84th national percentile). The rent‑to‑income ratio is 0.28 (low nationally), which can aid retention and reduce turnover risk. Median home value of $349,068 and a value‑to‑income ratio in the upper national percentiles indicate a relatively high‑cost ownership market that tends to reinforce reliance on multifamily housing.
Tenure and demographics signal a durable tenant base. Renter‑occupied housing units account for 39.3% of the neighborhood, providing depth for leasing. Within a 3‑mile radius, population and households have expanded modestly in recent years, and households are projected to rise further by 2028, supporting a larger renter pool and occupancy stability, based on CRE market data from WDSuite.
Vintage considerations also favor the asset: with an average neighborhood construction year around 1976, a 1990 build competes well against older stock. Some systems may still require modernization over a hold period, but the relative vintage reduces near‑term repositioning needs compared with 1970s properties.
A note on schools: the average school rating in the neighborhood is low relative to national benchmarks. While this may matter less for studios and one‑bedroom demand, family‑oriented unit mixes should plan marketing and amenity strategies accordingly.
Safety indicators are mixed and should be underwritten conservatively. The neighborhood ranks 453 out of 561 metro neighborhoods for crime, indicating higher incident levels relative to the Sacramento–Roseville–Folsom area. Nationally, the neighborhood sits below the median for both violent and property offense safety percentiles.
Recent trends show divergence: estimated property offense rates declined by 6.7% year over year, while estimated violent offense rates increased over the same period. Investors should focus on block‑by‑block management practices, lighting, and coordination with local law enforcement while benchmarking insurance and security line items to peers.
Proximity to a diversified employment base supports renter demand and commute convenience, with notable corporate offices in technology, healthcare distribution, logistics, and paper products located within roughly 9–14 miles.
- Intel Folsom FM5 — semiconductor & technology offices (8.9 miles)
- Cardinal Health — medical & pharma distribution (9.4 miles)
- DISH Network Distribution Center — logistics & distribution (10.7 miles)
- International Paper — paper & packaging (13.9 miles)
- Xerox State Healthcare — healthcare services & admin (14.0 miles)
This 20‑unit 1990 multifamily asset benefits from neighborhood occupancy of 93.6%, a moderate renter concentration (39.3%), and a low rent‑to‑income ratio that supports retention. Strong access to groceries and parks, combined with a value‑to‑income profile that skews toward a high‑cost ownership market, underpins renter reliance on multifamily housing. According to CRE market data from WDSuite, neighborhood rents have grown materially over five years while remaining manageable relative to incomes, supporting cash flow durability if operations are kept efficient.
Within a 3‑mile radius, population and household counts have trended upward and are projected to grow further by 2028, pointing to a larger tenant base over the medium term. The 1990 vintage is newer than the area’s 1970s average, offering competitive positioning versus older stock while leaving room for targeted system upgrades or light value‑add to refresh finishes and common areas.
- Neighborhood occupancy at 93.6% supports leasing stability and cash flow consistency.
- Low rent‑to‑income ratio and rising neighborhood rents enhance retention and pricing power management.
- 1990 construction competes well versus 1970s stock, with selective modernization upside.
- 3‑mile household growth and proximity to major employers broaden the renter pool.
- Risks: below‑median safety metrics and low average school ratings warrant conservative underwriting for security, insurance, and family‑oriented unit marketing.