| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 37th | Poor |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6380 Denton Way, Citrus Heights, CA, 95610, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1979 |
| Units | 72 |
| Transaction Date | 2017-12-30 |
| Transaction Price | $11,000,000 |
| Buyer | RWH DENTON LLC |
| Seller | CREEKSIDE CITRUS HEIGHTS APARTMENTS LLC |
6380 Denton Way, Citrus Heights CA Multifamily Investment
Neighborhood fundamentals point to durable renter demand and steady leasing, according to WDSuite’s CRE market data. Renter-occupied housing is prevalent locally, supporting depth of the tenant base and pricing resilience through cycles.
This 72-unit property sits in an Urban Core neighborhood of the Sacramento-Roseville-Folsom metro with a C+ rating among 561 neighborhoods. Neighborhood occupancy is in the upper half nationally (69th percentile), suggesting stable leasing conditions; note this is the neighborhood not the property occupancy signal. A high renter-occupied share (65% of units) indicates a deep tenant pool and supports demand for multifamily product.
Local livability mixes convenient essentials with some gaps. Restaurants are plentiful (nationally strong), and parks and childcare access rank in the top quintile nationwide, while caf e9, grocery, and pharmacy density is limited. Average public school ratings in the neighborhood trend below national norms; investors should calibrate marketing and positioning accordingly.
Within a 3-mile radius, demographics show population growth in recent years and projections call for further increases in both population and households over the next five years, expanding the renter pool and supporting occupancy stability. Median household incomes in the 3-mile area have risen meaningfully and are forecast to continue growing, which can underpin rent collections and renewal rates. As part of multifamily property research, home values in the neighborhood sit at higher national percentiles, and a high value-to-income ratio signals a high-cost ownership market that tends to sustain reliance on rental housing.
From a cost-of-living lens, neighborhood rents sit above the national median while the rent-to-income ratio trends lower nationally, indicating comparatively lower affordability pressure for existing renters a positive for tenant retention and lease management. The average construction vintage nearby skews mid-1970s; the subject a0asset a0(1979) is slightly newer than the neighborhood average, offering competitive positioning versus older stock while still warranting selective system upgrades or common-area enhancements for modernization.
Safety indicators benchmark favorably. The neighborhood ranks near the top of the Sacramento-Roseville-Folsom metro (ranked 2 out of 561 neighborhoods) and is in a high national safety percentile, placing it among the safer areas nationally. Recent WDSuite data also shows notable year-over-year declines in both violent and property offense estimates at the neighborhood level. As always, investors should evaluate property-specific measures and insurer requirements alongside these area trends.
Proximity to regional employers supports workforce housing demand and commute convenience for residents, with access to technology, healthcare logistics, and distribution nodes highlighted below.
- Intel Folsom FM5 14 technology offices (6.4 miles)
- Cardinal Health 14 healthcare logistics (11.9 miles)
- DISH Network Distribution Center 14 distribution (12.1 miles)
- International Paper 14 packaging & paper (16.4 miles)
- Xerox State Healthcare 14 healthcare services (16.7 miles)
6380 Denton Way offers scale at 72 units with average unit sizes near 890 square feet, positioned in a renter-heavy neighborhood where occupancy trends are above the national median. The 1979 vintage is slightly newer than nearby stock, suggesting competitive standing versus older assets, while still presenting targeted value-add potential through system refreshes and amenity upgrades. Elevated neighborhood home values and a high value-to-income ratio reinforce renter reliance on multifamily housing, while a comparatively lower rent-to-income ratio points to manageable retention risk. According to commercial real estate analysis from WDSuite, forward demographic signals within a 3-mile radius including expected growth in households support a larger tenant base over the medium term.
Operationally, the area 19s strong renter concentration and safety profile can support leasing stability. Investors should balance this with submarket amenity gaps (notably limited caf e9/grocery density) and below-average school ratings when shaping unit mix, finishes, and marketing.
- Renter-heavy neighborhood and upper-half national occupancy support steady demand
- 1979 vintage slightly newer than local average, with selective renovation and modernization upside
- Elevated ownership costs in the area reinforce multifamily reliance and pricing power
- 3-mile outlook indicates population and household growth, expanding the renter pool
- Risks: limited caf e9/grocery density and below-average school ratings may affect positioning