| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 37th | Poor |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7747 Greenback Ln, Citrus Heights, CA, 95610, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1991 |
| Units | 88 |
| Transaction Date | 1999-05-25 |
| Transaction Price | $4,978,000 |
| Buyer | O C PARTNERS INC |
| Seller | CREEKSIDE VILLAGE PARTNERS INC |
7747 Greenback Ln, Citrus Heights Multifamily Investment
Neighborhood occupancy remains steady and renter-occupied housing is prevalent, supporting a durable tenant base, according to WDSuite’s CRE market data. This location offers balanced cash flow potential with room for selective upgrades rather than heavy repositioning.
Citrus Heights sits within the Sacramento-Roseville-Folsom metro and shows stable multifamily fundamentals. Neighborhood occupancy is above the national median and renter concentration is high, indicating depth of demand for professionally managed units. Median contract rents benchmark above many U.S. neighborhoods, while the rent-to-income ratio indicates manageable renter affordability from an investor perspective.
Livability is mixed but serviceable for workforce renters. Dining density is strong (restaurants score in the top quartile nationally), and parks and childcare access rank competitively nationwide. By contrast, cafes, groceries, and pharmacies are less concentrated immediately nearby, which places a premium on convenient driving access rather than walk-to retail.
Schools in the neighborhood rate below the national average, which can matter for unit mix targeting and marketing to family households. Even so, renter demand is supported by the area’s Urban Core profile and commuting access across Sacramento employment nodes.
Vintage positioning supports competitive appeal: the neighborhood’s average construction year is 1974, while this property was built in 1991. Newer stock relative to local peers can reduce near-term capital intensity compared with older assets, though investors should still plan for system updates typical of early-1990s construction.
Demographic statistics aggregated within a 3-mile radius show recent population growth with modest household gains and a projected increase over the next five years. That trend points to gradual renter pool expansion and supports occupancy stability and leasing velocity versus many national peers, based on CRE market data from WDSuite.
Safety indicators compare favorably. The neighborhood performs in a high national percentile for overall safety, placing it among stronger performers nationwide and competitive within the Sacramento-Roseville-Folsom metro’s 561 neighborhoods. Recent data also shows notable year-over-year declines in both property and violent offense rates, reinforcing a constructive trend rather than a one-off improvement.
As always, investors should evaluate micro-location dynamics and property-level security measures, but current signals support resident retention and leasing confidence in this submarket.
Proximity to major employers underpins workforce housing demand and supports retention through commute convenience. Notable nearby employers include Intel, Cardinal Health, DISH Network, International Paper, and Xerox State Healthcare.
- Intel Folsom FM5 — technology R&D and offices (6.6 miles)
- Cardinal Health — healthcare distribution (11.6 miles)
- DISH Network Distribution Center — logistics and distribution (11.9 miles)
- International Paper — packaging and paper products (16.1 miles)
- Xerox State Healthcare — healthcare services administration (16.4 miles)
Built in 1991 with 88 units, the asset is newer than much of the local stock and positioned for light value-add through targeted interior and system updates. Renter-occupied housing is prevalent in the neighborhood, supporting a broad tenant base and occupancy stability; median asking rents and a relatively moderate rent-to-income backdrop suggest measured pricing power without heightened retention risk. Elevated home values relative to incomes in the area point to a high-cost ownership market, which tends to sustain reliance on multifamily rentals.
Within a 3-mile radius, population has grown recently and is projected to increase further, expanding the pool of prospective renters and supporting leasing velocity. According to CRE market data from WDSuite, the neighborhood’s safety profile ranks well nationally, and restaurant, park, and childcare access compare favorably, offsetting softer school ratings and limited immediate walk-to groceries and cafes. Overall, the risk-reward skews toward stable cash flow with selective upgrade upside rather than heavy repositioning.
- Newer-than-neighborhood vintage (1991) offers competitive positioning with targeted upgrade potential
- High neighborhood renter concentration supports depth of demand and occupancy stability
- Strong nearby employment nodes (Intel, healthcare, logistics) reinforce workforce renter demand
- Favorable safety trend and competitive amenities (restaurants, parks, childcare) bolster retention
- Risks: modest school ratings and limited immediate walk-to retail; plan for 1990s-system updates