| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 43rd | Poor |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7845 Sunrise Blvd, Citrus Heights, CA, 95610, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1988 |
| Units | 80 |
| Transaction Date | 1999-05-18 |
| Transaction Price | $1,796,000 |
| Buyer | SUNRIDGE 99 LLC |
| Seller | FOX ALAN C |
7845 Sunrise Blvd Citrus Heights Multifamily Investment
Neighborhood occupancy is steady and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. The property’s inner-suburb location offers durable leasing fundamentals with room for value-add through targeted upgrades.
Situated in Citrus Heights within the Sacramento–Roseville–Folsom metro, the neighborhood carries a B- rating and functions as an inner suburb with broadly stable multifamily dynamics. Neighborhood occupancy is strong (upper-tier nationally at the 78th percentile), which supports income stability for professionally managed assets.
Renter concentration is meaningful: 46.7% of housing units are renter-occupied, placing the area in a higher national percentile for renter share. For investors, this points to a deep tenant base and consistent demand for well-managed multifamily units rather than reliance on marginal demand. Median asking rents in the neighborhood have risen over the past five years and sit around the mid-market range for the metro, reinforcing revenue durability while keeping lease trade-outs within reach.
Home values in the neighborhood are elevated relative to incomes (high national percentile for value-to-income), which tends to sustain reliance on rental housing and can support pricing power and retention for quality communities. In contrast, the local school rating is lower on average, which can moderate demand among family renters but often has less impact on smaller-unit mixes or workforce-oriented assets.
Amenity access is mixed. Cafes and restaurants index well (cafes in the top national bracket; restaurants above average), providing daily-life convenience that supports renter satisfaction. Immediate counts for parks, groceries, and pharmacies within the neighborhood register low, so residents may rely on short drives for certain errands—typical for many inner-suburban nodes.
Demographic metrics aggregated within a 3-mile radius indicate modest population growth in recent years with further growth projected, alongside rising median household incomes. Forecasts also show an increase in households, which, combined with ongoing rent growth in the radius, suggests a gradually expanding renter pool that can support occupancy stability and absorption for well-positioned assets.
Vintage matters: the property was built in 1988, newer than the neighborhood’s average construction year (1971). That positioning typically improves competitive standing versus older stock, while investors should still anticipate targeted capital for aging systems and modernization to capture value-add upside.
Safety indicators are mixed but generally track slightly better than broad national comparisons. Overall crime ranks 246 out of 561 Sacramento metro neighborhoods, placing the area above the metro median. Nationally, the neighborhood sits around the mid-50s percentile—indicative of comparatively average-to-better safety versus U.S. neighborhoods.
Property crime metrics trend favorable, with performance in the top decile nationally, while violent offense levels benchmark above average nationally (around the upper third). Recent year-over-year changes show some volatility in violent offense trends, so investors should underwrite with standard risk controls—lighting, access management, and partnership with experienced property management—rather than assuming a straight-line trend.
Nearby employers provide a diversified white-collar and distribution employment base that supports renter demand and lease retention through commute convenience, including semiconductors, healthcare distribution, telecom logistics, and paper/packaging services.
- Intel Folsom FM5 — semiconductors (7.3 miles)
- Cardinal Health — healthcare distribution (13.0 miles)
- DISH Network Distribution Center — telecom logistics (13.8 miles)
- International Paper — paper & packaging (17.5 miles)
- Xerox State Healthcare — healthcare services (17.6 miles)
This 80-unit asset benefits from a renter-leaning neighborhood, elevated ownership costs, and solid neighborhood occupancy (upper-tier nationally), supporting income durability and renewal potential. Based on CRE market data from WDSuite, the area’s amenity mix and inner-suburban positioning provide everyday convenience while leaving room for differentiation through on-site upgrades and management execution.
The 1988 vintage is newer than the neighborhood average, offering competitive positioning versus older stock while still presenting value-add opportunities via system updates and contemporary finishes. Within a 3-mile radius, projected population and household growth, together with rising incomes, indicate a gradually expanding tenant base that can support leasing velocity and pricing discipline over a hold period.
- Neighborhood occupancy ranks in the upper tier nationally, supporting rent roll stability and renewal capture.
- Renter-occupied share signals depth of tenant demand and supports consistent leasing for professionally managed assets.
- 1988 vintage allows competitive positioning versus older stock with clear value-add pathways.
- Diversified nearby employment (semiconductors, healthcare distribution, logistics) underpins commute-driven renter demand.
- Risks: lower local school ratings, limited immediate park/grocery counts, and recent volatility in violent offense trends warrant prudent management and underwriting.