| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 64th | Good |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6544 Auburn Blvd, Citrus Heights, CA, 95621, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 2004 |
| Units | 46 |
| Transaction Date | 2010-03-01 |
| Transaction Price | $3,708,038 |
| Buyer | Lack Family Investment, LP |
| Seller | SA California Group, Inc. |
6544 Auburn Blvd Citrus Heights Multifamily Investment
Neighborhood occupancy trends point to steady income performance, and moderate rent-to-income levels support retention potential, according to CRE market data from WDSuite.
This inner-suburb location in Citrus Heights offers practical access to daily needs with a restaurant presence nearby, while broader retail and services are more dispersed within the metro. Amenity density in the immediate neighborhood is below the metro median among 561 Sacramento neighborhoods, so residents typically rely on surrounding corridors for a fuller mix.
For investors, the key demand signals are constructive: neighborhood occupancy is above the national median and the renter-occupied share is above the metro median, indicating a durable tenant base and depth for leasing. Median asking rents in the neighborhood sit in the top quartile nationally, reinforcing pricing power for well-positioned assets.
Construction year matters here. The property’s 2004 vintage is newer than the neighborhood’s older average stock (1971), which can reduce near-term capital expenditure pressure and enhance competitive positioning versus legacy assets. Targeted modernization may still be warranted to meet current renter expectations.
Within a 3-mile radius, demographics show modest population growth over the last five years with forecasts calling for further population and household increases, expanding the potential renter pool. Income gains in the area outpaced prior periods, and a high-cost ownership market relative to incomes supports sustained reliance on rental housing, which can aid lease retention.
Safety indicators compare favorably versus many neighborhoods nationwide, with the area landing above the national median on composite measures. Recent data also shows a notable decline in property-related incidents over the past year, while violent-offense trends have been more volatile. Taken together, the neighborhood aligns closer to national norms with improving property-crime momentum but warrants routine monitoring like other Sacramento submarkets.
Proximity to established employers supports workforce housing demand and commute convenience for residents, including technology, healthcare distribution, and logistics operations noted below.
- Intel Folsom FM5 — technology R&D/offices (8.4 miles)
- Cardinal Health — healthcare distribution (10.1 miles)
- DISH Network Distribution Center — logistics/distribution (11.3 miles)
- International Paper — packaging & paper (14.6 miles)
- Xerox State Healthcare — healthcare IT/services (14.8 miles)
This 46-unit, 2004-vintage asset offers a balanced combination of demand stability and relative competitiveness versus older neighborhood stock. Neighborhood occupancy sits above the national median and the renter-occupied share is above the metro median, indicating a consistent tenant base and supportive leasing backdrop. Elevated ownership costs compared with local incomes reinforce reliance on rental housing, while rent levels in the top quartile nationally suggest potential pricing power for well-managed communities.
Within a 3-mile radius, modest population growth to date and forecasts for additional population and household increases point to a larger tenant base ahead, which can support occupancy stability and renewal performance. According to CRE market data from WDSuite, property-crime indicators have improved year over year, though violent-offense readings have shown volatility—an area to monitor alongside the neighborhood’s lighter amenity mix.
- 2004 vintage competes well against older local stock, potentially lowering near-term capex needs
- Above-median neighborhood occupancy and solid renter concentration support leasing durability
- Top-quartile rent positioning nationally alongside a high-cost ownership market can sustain rental demand
- Risk: lighter amenity depth nearby and recent violent-offense volatility warrant ongoing monitoring