| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 43rd | Poor |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7764 Poplar Ave, Citrus Heights, CA, 95621, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1989 |
| Units | 48 |
| Transaction Date | 1998-08-10 |
| Transaction Price | $2,625,000 |
| Buyer | PHILLIPS FAMILY I LLC |
| Seller | ISFAN |
7764 Poplar Ave Citrus Heights Multifamily Investment
Neighborhood occupancy is exceptionally tight and ownership costs are elevated relative to incomes, supporting durable renter demand, according to WDSuite’s CRE market data. This setting favors stable operations for a professionally managed 48-unit property with room to compete on quality and service.
Citrus Heights sits in Sacramento’s inner suburbs with everyday conveniences nearby. Grocery access is comparatively strong for the area, while cafes, parks, and pharmacies are thinner, suggesting a car-oriented lifestyle. Average school scores in the neighborhood are modest, which may influence leasing from family renters but is less critical for workforce-driven demand.
Neighborhood occupancy is at the top of the local ranking among 561 Sacramento-Roseville-Folsom neighborhoods and tracks in the top tier nationally; this refers to the broader neighborhood, not the property. Median asking rents are in the upper range for the metro and have risen over the last 5 years, while the rent-to-income ratio indicates room to manage renewals without outsized affordability pressure. Elevated home values and a higher value-to-income ratio signal a high-cost ownership market that tends to sustain reliance on multifamily rentals and support pricing power.
Tenure patterns vary by geography. Within the immediate neighborhood, the share of renter-occupied housing units is relatively low, indicating a smaller local renter concentration. However, demographic statistics aggregated within a 3-mile radius show a much deeper renter pool, broadening the addressable tenant base for a 48-unit asset.
The property’s 1989 vintage is slightly newer than the neighborhood average year built, positioning it competitively versus older stock; investors should still plan for modernization of common areas and building systems to enhance leasing velocity and retention. Population and household projections within 3 miles point to growth and a gradual shift toward smaller household sizes, which typically supports steady multifamily absorption and occupancy stability.
Neighborhood-level safety metrics suitable for precise comparison are not available in WDSuite for this address. Investors commonly benchmark property performance and resident experience against broader Sacramento-Roseville-Folsom trends and operator-level measures such as lighting, access control, and on-site management practices.
Given the property’s inner-suburban context, a prudent approach is to review recent trend data at the submarket level, assess daytime activity from nearby employers, and align security investments with target renter profiles to support retention and leasing stability.
Proximity to major employers supports a broad workforce renter base and commute convenience, led by technology and healthcare-adjacent firms including Intel Folsom, Cardinal Health, DISH Network Distribution Center, International Paper, and Xerox State Healthcare.
- Intel Folsom FM5 — technology & design (8.35 miles)
- Cardinal Health — healthcare distribution (11.79 miles)
- DISH Network Distribution Center — logistics & distribution (13.10 miles)
- International Paper — packaging & materials (16.25 miles)
- Xerox State Healthcare — government services & IT (16.29 miles)
This 48-unit, 1989-vintage asset benefits from exceptionally tight neighborhood occupancy and a high-cost ownership backdrop that reinforces reliance on rentals. Median rents are in the upper range for the metro while rent-to-income levels remain manageable, supporting renewal strategies and pricing discipline. Population growth and a projected increase in households within a 3-mile radius point to a larger tenant base and steady absorption over the medium term, based on CRE market data from WDSuite.
Operationally, the property is positioned to compete against older stock with targeted upgrades to interiors, exteriors, and building systems to drive leasing velocity and retention. Key considerations include a thinner immediate renter concentration and modest school ratings, which place a premium on professional management, amenity programming, and workforce-focused marketing.
- Tight neighborhood occupancy supports stable leasing and low downtime
- High-cost ownership market sustains renter demand and pricing power
- 1989 vintage offers value-add and modernization upside versus older stock
- 3-mile population and household growth expand the renter pool
- Risk: thinner immediate renter concentration and modest school scores may require stronger marketing and amenity execution