| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 35th | Poor |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7453 Sandalwood Dr, Citrus Heights, CA, 95621, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1990 |
| Units | 38 |
| Transaction Date | 2003-06-13 |
| Transaction Price | $2,682,000 |
| Buyer | LACK FAMILY INVESTMENTS LP |
| Seller | LACK JOHN L |
7453 Sandalwood Dr, Citrus Heights Multifamily Investment
Neighborhood occupancy near 96% suggests stable renter demand, according to WDSuite’s CRE market data, with 1990 vintage positioning the asset competitively versus older nearby stock.
Situated in an inner-suburban pocket of Citrus Heights, the area shows steady renter demand dynamics. Neighborhood occupancy is strong and sits in the top quartile nationally, and its rank is above the metro median (252 out of 561 Sacramento–Roseville–Folsom neighborhoods). Restaurants are a relative strength, with density competitive on a national basis, while grocery access is also favorable compared to many peer areas.
Renter-occupied share in the immediate neighborhood is around the low-40% range, indicating a meaningful tenant base that supports leasing depth over time. Within a 3-mile radius, demographics point to income gains and a larger renter pool over the next several years, with forecasts indicating increases in population and households by 2028; this supports occupancy stability and potential absorption of renovated units.
Amenities are mixed: restaurants score well nationally, but the neighborhood shows limited parks, cafes, and pharmacies, which may affect lifestyle appeal for some segments. Average school ratings trend below national norms, which can matter for family-oriented renters; however, proximity to daily-needs retail and employment nodes helps underpin demand.
Ownership costs in the area are elevated relative to local incomes by national comparison, and median contract rents have risen over the past five years. For investors, this combination can bolster pricing power while warranting careful attention to retention and lease management as affordability pressure emerges for some cohorts.
Safety signals are mixed in a way investors should contextualize. Compared with neighborhoods nationwide, indicators trend above average (national safety percentiles are generally favorable), and both violent and property offense estimates have improved year over year. At the metro scale, the area’s crime rank sits on the less competitive side (rank 48 among 561 Sacramento–Roseville–Folsom neighborhoods indicates relatively higher reported activity versus many local peers). Taken together, this suggests conditions that are improving over time but still variable within the metro.
For underwriting, it’s prudent to assess block-level patterns and recent trendlines, but the directional decline in estimated violent and property offenses over the past year provides a supportive backdrop for tenant retention and operations.
Nearby corporate employers provide a diversified employment base that supports workforce renter demand and practical commute times, including semiconductor, healthcare logistics, telecom distribution, and business services operations listed below.
- Intel Folsom FM5 — semiconductor design & offices (8.4 miles)
- Cardinal Health — healthcare logistics (12.4 miles)
- DISH Network Distribution Center — telecom distribution (13.8 miles)
- Xerox State Healthcare — healthcare IT services (16.9 miles)
- International Paper — packaging & paper manufacturing (16.9 miles)
This 38-unit, 1990-vintage asset benefits from a neighborhood with above-median metro occupancy and top-quartile national standing, supporting stable leasing and potential rent optimization. Being newer than the area’s average 1980 construction, the property should remain competitive versus older product, though investors should plan for ongoing modernization of systems and common areas typical of late-1980s/1990 builds. According to CRE market data from WDSuite, local restaurant and grocery access are demand positives, while limited parks/cafes and below-average school ratings warrant segmented marketing and amenity positioning.
Within a 3-mile radius, forecasts point to population growth and a sizable increase in households by 2028, implying a larger tenant base over the medium term. Home values are comparatively high versus incomes by national context, which tends to sustain multifamily reliance and support pricing power; at the same time, rising rents call for careful lease management to mitigate affordability pressure and protect retention.
- Occupancy above metro median with top-quartile national standing supports leasing stability
- 1990 vintage offers relative competitiveness vs. older stock, with value-add via targeted modernization
- 3-mile forecasts show population and household growth, expanding the renter pool
- Elevated ownership costs reinforce rental demand and pricing power when paired with prudent retention strategies
- Risks: localized safety variability within the metro, limited parks/cafes, and below-average schools may affect some segments