| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 44th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7400 Willowcreek Dr, Citrus Heights, CA, 95610, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7400 Willowcreek Dr, Citrus Heights Value-Add Multifamily
Neighborhood renter concentration is high and occupancy is solid relative to many U.S. areas, according to WDSuite s CRE market data, supporting steady tenant demand for a 20-unit asset.
Citrus Heights Inner Suburb scores A- (ranked 122 of 561 metro neighborhoods), signalling competitive fundamentals for workforce-oriented multifamily. The area s occupancy trend sits above the national median, though it is not among Sacramento s top-tier sub-areas on this metric, suggesting stable but still competitively priced leasing.
Daily-needs access is a clear strength: grocery options rank 9 of 561 (top quartile nationally), with parks (rank 40 of 561) and pharmacies (rank 86 of 561) also testing well above national medians. Caf e9 density ranks 33 of 561 and places in the 94th national percentile, supporting lifestyle convenience that can aid retention and absorption.
For investors evaluating demand depth, the neighborhood s renter-occupied share of housing units is elevated within the metro (94th national percentile), indicating a large tenant base for multifamily. Median contract rents benchmark in the upper national quartiles, while a rent-to-income profile that trends relatively manageable for the area can support lease retention and reduce turnover risk.
School quality trends below national averages (37th percentile), which can moderate appeal for some family renters, but strong amenity access and employment connectivity can offset for many renter cohorts. Home values test high relative to incomes (value-to-income ratio in the 91st national percentile), a typical high-cost ownership context that tends to sustain multifamily demand as households rely more on rental options.
Demographic statistics aggregated within a 3-mile radius show recent population growth with forecasts calling for further gains and a notable increase in household count over the next five years. This points to a larger tenant base and supports occupancy stability and leasing velocity for well-positioned assets.
Comparable crime benchmarks for this neighborhood are limited in the current dataset, so property-level security, lighting, and management practices should be considered alongside broader Sacramento context. When data is available, investors typically compare neighborhood ranks against the 561 Sacramento-area neighborhoods and national percentiles to gauge whether safety trends track above or below regional norms.
Nearby corporate employers in technology, healthcare distribution, and logistics underpin commuter demand and help support renter retention at workforce price points. The list below highlights key nodes within typical commuting distance.
- Intel Folsom FM5 technology & design (7.0 miles)
- Cardinal Health healthcare distribution (10.5 miles)
- DISH Network Distribution Center logistics & distribution (10.7 miles)
- International Paper packaging & manufacturing offices (15.1 miles)
- Xerox State Healthcare healthcare services (15.4 miles)
This 20-unit asset is positioned in an Inner Suburb pocket that combines strong daily-needs access with a deep renter pool. Elevated renter-occupied share and a high-cost ownership backdrop reinforce multifamily reliance, while neighborhood occupancy trends remain above many U.S. neighborhoods, supporting income stability for well-managed properties. According to commercial real estate analysis from WDSuite, amenity density and proximity to employment nodes are durable differentiators versus older suburban stock across the Sacramento-Roseville-Folsom metro.
Within a 3-mile radius, population has expanded and households are projected to increase further, pointing to renter pool expansion that can aid lease-up and renewal outcomes. Risks include below-median school ratings and uneven childcare access, which may temper appeal for certain family segments and require calibrated marketing and amenity programming.
- Deep tenant base: high renter-occupied share and high-cost ownership market sustain multifamily demand
- Amenity-rich location with strong grocery, park, and caf e9 access supports retention
- Solid neighborhood occupancy above many U.S. areas underpins income stability potential
- 3-mile population and household growth indicate a larger renter pool over the next cycle
- Risk: below-median school ratings and limited childcare options may narrow some family demand