| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 44th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6519 Sylvan Rd, Citrus Heights, CA, 95610, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1985 |
| Units | 52 |
| Transaction Date | 2007-10-23 |
| Transaction Price | $5,325,000 |
| Buyer | Woodside Creek Apartments LLC |
| Seller | G W Williams |
6519 Sylvan Rd Citrus Heights Multifamily Investment
Neighborhood fundamentals point to steady renter demand and above-median occupancy at the neighborhood level, according to WDSuite’s CRE market data, offering a stable context for income performance.
Citrus Heights’ Inner Suburb location balances daily convenience with suburban stability. The neighborhood is competitive among Sacramento-Roseville-Folsom neighborhoods (122 out of 561), supported by dense retail and services. Amenity access is a clear strength: grocery options rank in the top national percentiles, with restaurants and cafes likewise elevated, which tends to reinforce leasing velocity and day-to-day livability for renters.
At the neighborhood level, occupancy trends sit above the national median, suggesting reasonable stability through cycles rather than peak-tight conditions. Median asking rents benchmark above national norms, while rent-to-income metrics indicate manageable affordability pressure, supporting lease retention and pricing discipline. The share of housing units that are renter-occupied is meaningful, indicating depth in the tenant base without overreliance on any single cohort.
Within a 3-mile radius, demographics show modest recent population growth with projections pointing to further renter pool expansion by 2028. Household incomes have been rising, and forecasts indicate continued gains, which typically supports effective rent collections and reduces turnover risk. These dynamics, combined with strong retail adjacency, align with investor expectations for workforce-oriented demand.
Counterpoints for underwriting: average school ratings in the neighborhood trail national benchmarks, and childcare coverage is thin relative to peers. For multifamily investors, that usually translates into positioning toward workforce and young professional segments rather than family-heavy demand, with marketing and amenities tailored accordingly.
Comparable neighborhood-level safety metrics are not available in this dataset for a precise rank or national percentile. In practice, investors typically benchmark perception and incident trends against the Sacramento-Roseville-Folsom metro and focus on property-level measures (lighting, access control, and management presence) that influence leasing confidence and renewal behavior. Reviewing recent city and police reports alongside on-the-ground observations can help contextualize trend direction without over-relying on a single metric.
Proximity to a diverse employment base supports renter demand and commute convenience, with notable concentrations in semiconductors, healthcare distribution, logistics, and business services listed below.
- Intel Folsom FM5 — semiconductors & engineering (7.3 miles)
- Cardinal Health — healthcare distribution (11.2 miles)
- DISH Network Distribution Center — logistics & distribution (11.8 miles)
- International Paper — packaging & paper (15.7 miles)
- Xerox State Healthcare — healthcare IT & services (15.9 miles)
6519 Sylvan Rd offers scale at 52 units in an Inner Suburb submarket with strong amenity coverage and above-median neighborhood occupancy. Based on CRE market data from WDSuite, the surrounding area’s grocery, restaurant, and park access sits in high national percentiles, supporting day-to-day convenience and reinforcing leasing stability. Median rents price above national norms while rent burdens remain manageable in context, which is constructive for renewals and collections.
Within 3 miles, recent population gains and projected growth by 2028 point to a larger tenant base over time, with rising incomes providing support for effective rents. Home values in the neighborhood are elevated relative to national benchmarks, which tends to sustain reliance on rental housing and underpins demand for well-managed multifamily assets. Key underwriting watch items include thinner childcare coverage and below-average school ratings, which may nudge positioning toward workforce renters rather than family-centric demand.
- Amenity-rich Inner Suburb location with strong grocery and retail access that supports leasing velocity
- Above-median neighborhood occupancy and manageable rent-to-income dynamics support retention
- 3-mile radius shows population and income growth projections, expanding the renter pool
- Elevated local home values reinforce multifamily demand versus ownership alternatives
- Risks: thinner childcare coverage and below-average school ratings suggest workforce positioning and targeted marketing