| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 48th | Fair |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6143 Auburn Blvd, Citrus Heights, CA, 95621, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1980 |
| Units | 80 |
| Transaction Date | 2013-11-18 |
| Transaction Price | $2,087,500 |
| Buyer | KIMBERLY IBRAHIMZADA EBRAHIM |
| Seller | HASHEMI JAWAD |
6143 Auburn Blvd Citrus Heights Multifamily Investment
Neighborhood occupancy is 93.6% and renter demand is supported by nearby employment nodes, according to WDSuite’s CRE market data. For investors, this points to stable leasing fundamentals with room for targeted value-add at the asset level.
Positioned in an Inner Suburb setting of the Sacramento-Roseville-Folsom metro, the neighborhood is rated B+ and ranks 205 out of 561 — competitive among Sacramento-Roseville-Folsom neighborhoods. For multifamily investors, that positioning suggests balanced demand with liquidity supported by a broad renter base.
Daily-needs access is a relative strength: grocery and park access sit in the top decile nationally, while restaurants score above the national median. Cafés and pharmacies are thinner, so resident convenience skews toward essentials rather than boutique retail. These amenity patterns can support retention for value-driven renters.
Renter concentration is about 39% of housing units in the neighborhood, indicating a meaningful base of renter-occupied units and depth for leasing. Neighborhood rents trend above national norms with solid five-year gains, which supports pricing power, while a rent-to-income level around the high‑20s implies manageable affordability that can aid renewals.
Within a 3-mile radius, population and household counts have grown in recent years and are projected to continue expanding, pointing to a larger tenant base over the next cycle. Income growth in the radius has also been healthy, which can underpin rent collections and help sustain occupancy.
Median home values are elevated for the region relative to incomes, a dynamic that tends to reinforce reliance on rental housing and supports multifamily demand. Average school ratings in the neighborhood are below national averages; investors focused on family-oriented leasing should calibrate marketing and amenities accordingly.
The property was built in 1980, slightly newer than the neighborhood’s average vintage. That positioning can be competitively advantageous versus older stock, though investors should plan for system updates and modernization to meet current renter expectations.
Relative to the metro, the neighborhood’s crime ranking sits below the median (ranked 453 out of 561), indicating safety levels that are weaker than many Sacramento-area neighborhoods but not an outlier regionally. Nationally, it trends below the midpoint as well.
Recent trends are mixed: estimated property offense rates have eased year over year, while estimated violent offense rates ticked higher. For underwriting, this argues for standard security measures, lighting and visibility improvements, and partnership with local public-safety programs rather than assuming outsized risk or rapid improvement.
Proximity to established employers supports a steady commuter tenant base and can aid retention for workforce-oriented units. Nearby nodes include technology, healthcare distribution, and logistics operations listed below.
- Intel Folsom FM5 — technology (8.8 miles)
- Cardinal Health — healthcare distribution (9.5 miles)
- DISH Network Distribution Center — logistics & distribution (10.7 miles)
- International Paper — packaging & paper products (14.0 miles)
- Xerox State Healthcare — healthcare IT services (14.1 miles)
6143 Auburn Blvd is an 80-unit, 1980-vintage asset situated in a neighborhood that is competitive within the Sacramento-Roseville-Folsom metro. Neighborhood occupancy is above the national median, and renter concentration near two-fifths of housing units indicates a tangible leasing base. According to CRE market data from WDSuite, amenity access favors essentials (groceries, parks), aligning with workforce-oriented demand profiles that can support lease retention.
Within a 3-mile radius, population and households have grown and are projected to continue expanding, which points to renter pool expansion and supports occupancy stability. The 1980 vintage offers scope for targeted value-add — common-area refreshes, energy-efficiency upgrades, and in-unit modernization — to enhance competitiveness versus older stock, while calibrating pricing to maintain affordability and renewal rates. Key underwriting considerations include below-median school ratings and safety metrics that trail metro medians.
- Neighborhood occupancy above national median supports stable leasing
- Essentials-oriented amenities (groceries, parks) align with workforce renter demand
- 1980 construction offers value-add potential through targeted modernization
- 3-mile radius shows growth in households, expanding the renter pool
- Risks: below-median school ratings and safety metrics below metro median warrant prudent management