| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 35th | Poor |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7456 Sandalwood Dr, Citrus Heights, CA, 95621, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1986 |
| Units | 26 |
| Transaction Date | 1998-12-30 |
| Transaction Price | $1,165,000 |
| Buyer | ROTHENBERG BARBARA H |
| Seller | POWELL JAMES M |
7456 Sandalwood Dr Citrus Heights Multifamily Investment
This 26-unit property built in 1986 offers value-add potential in a Sacramento suburb with strong occupancy rates. Neighborhood-level occupancy of 96.3% ranks in the top quartile nationally, according to CRE market data from WDSuite.
Located in Citrus Heights, this inner suburb property sits within a neighborhood that ranks 453rd among 561 Sacramento metro neighborhoods with a C rating. The area maintains strong fundamentals with 96.3% neighborhood-level occupancy placing it in the 79th national percentile. Contract rent medians of $1,427 have grown 42.5% over five years, while the broader 3-mile radius shows median rents of $1,552 with 36.1% growth.
The property's 1986 construction year aligns with the neighborhood average of 1980, indicating consistent building stock that may present value-add opportunities through strategic renovations and unit improvements. With 41.7% of housing units renter-occupied, the area shows strong rental demand that ranks in the 82nd national percentile.
Demographics within a 3-mile radius support multifamily demand with 109,544 residents and forecasted population growth to 119,967 by 2028. Household income growth of 67.3% over five years has elevated the median to $97,499, while projected median income of $125,866 by 2028 indicates continued economic strengthening. The area's rent-to-income ratio of 0.24 suggests manageable affordability for tenants.
Amenity access shows mixed results with grocery stores ranking in the 79th national percentile at 1.6 per square mile, while restaurants score in the 94th percentile. However, limited cafes, parks, and childcare facilities may impact tenant appeal. School ratings average 1.0 out of 5, ranking in the bottom quartile nationally.
Safety metrics present a mixed profile for this Citrus Heights neighborhood. Property crime rates of 6.8 per 100,000 residents rank 26th among 561 metro neighborhoods, placing the area in the 93rd national percentile for low property crime. This represents a 7.6% decrease from the previous year.
Violent crime shows moderate levels with 10.2 incidents per 100,000 residents, ranking 134th in the metro and placing in the 69th national percentile. The area has seen a notable 35.2% decrease in violent crime over the past year, suggesting improving conditions that may support tenant retention and property values.
Major employers within commuting distance provide workforce stability for rental demand, led by technology and distribution operations.
- Intel Folsom FM5 — technology manufacturing (8.4 miles)
- Cardinal Health — healthcare distribution (12.4 miles)
- DISH Network Distribution Center — telecommunications logistics (13.8 miles)
- International Paper — manufacturing (16.9 miles)
- Xerox State Healthcare — business services (16.9 miles)
This 26-unit property presents value-add potential in a Sacramento suburb with demonstrated rental stability. Built in 1986, the asset offers renovation upside to capture growing renter incomes and align with neighborhood rent growth of 42.5% over five years. Strong neighborhood-level occupancy of 96.3% indicates tenant retention strength, while the area's 41.7% renter share ranks in the 82nd national percentile nationally.
Demographics within a 3-mile radius show population growth to nearly 120,000 by 2028, with household income projected to reach $125,866. The property benefits from proximity to major employers including Intel Folsom and Cardinal Health, supporting workforce rental demand. However, investors should monitor school ratings in the bottom quartile and limited amenity access that may affect long-term competitiveness.
- Strong neighborhood occupancy of 96.3% ranks top quartile nationally
- Value-add potential through strategic renovations of 1986 vintage units
- Growing renter pool with projected population increase to 120,000 by 2028
- Proximity to Intel and Cardinal Health supports workforce rental demand
- Risk: Below-average school ratings may limit family tenant appeal