| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 60th | Good |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7941 Kingswood Dr, Citrus Heights, CA, 95610, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1980 |
| Units | 113 |
| Transaction Date | 1998-02-25 |
| Transaction Price | $867,000 |
| Buyer | ENS 1 |
| Seller | LEVENSON DAVID A |
7941 Kingswood Dr, Citrus Heights Multifamily Investment
Neighborhood fundamentals point to durable renter demand and steady occupancy, according to WDSuite’s CRE market data. The area shows a high share of renter-occupied housing at the neighborhood level, supporting a consistent tenant base for stabilized operations.
Citrus Heights’ inner-suburban location balances convenience and housing depth that matter to multifamily performance. The neighborhood rates highly within the Sacramento-Roseville-Folsom metro (ranked 84 out of 561 neighborhoods, A rating), indicating competitive positioning. Dining and daily-needs access stand out: restaurants and groceries are in very high national percentiles, while cafes are also dense. Parks and pharmacies are thinner locally, which investors should consider when assessing lifestyle-driven retention.
Renter demand is reinforced by a strong renter-occupied share at the neighborhood level (about seven in ten units), placing the area in a high national percentile for renter concentration. That depth typically supports leasing resilience and reduces exposure to small swings in move-ins/outs versus more owner-tilted locales. Neighborhood occupancy is solid and has been stable in recent years, a constructive signal for maintaining rent rolls through cycles.
Within a 3-mile radius, demographic data show population growth over the last five years and a projected increase in households through the forecast period, expanding the local tenant base. Median incomes have been rising, which can support rent growth over time, though prudent lease management remains important as pricing steps up. Median contract rents in the area have grown meaningfully and are projected to continue advancing, aligning with sustained renter demand.
Ownership costs sit at the higher end for the region, with home values elevated relative to incomes on a national basis. This high-cost ownership environment tends to sustain reliance on rental housing, which can aid lease-up velocity and pricing power. At the same time, neighborhood rent-to-income metrics point to some affordability pressure, so operators should monitor renewal structures and concessions to balance retention and growth.
Safety indicators are mixed but generally favorable in broader comparisons. Overall, the neighborhood lands above the national median for safety (higher percentile nationally), and within the metro it is competitive among Sacramento neighborhoods (based on rank relative to 561 neighborhoods). Recent data also show a notable improvement in property offenses year over year, while violent-offense trends ticked up over the same period. Investors should underwrite with a metro-relative lens, focusing on multi-year trendlines rather than a single reading.
For long-term operations, consider standard measures that support resident confidence and retention, and track how neighborhood-level safety evolves versus both the metro and national benchmarks cited in WDSuite’s datasets.
Nearby employers provide a diversified employment base that supports renter demand and commuting convenience. The list below highlights corporate offices within practical reach that can contribute to leasing stability.
- Intel Folsom FM5 — technology R&D and offices (5.9 miles)
- DISH Network Distribution Center — logistics and distribution (11.5 miles)
- Cardinal Health — healthcare distribution (11.7 miles)
- International Paper — packaging and paper products (16.3 miles)
- Xerox State Healthcare — healthcare services and administration (16.6 miles)
At 113 units and built in 1980, the property offers scale for operational efficiency with potential value-add through modernization of interiors and building systems. Neighborhood occupancy is strong at the area level (93.6%), and renter concentration is high, supporting a deep tenant base and steady absorption. According to CRE market data from WDSuite, typical NOI per unit in the neighborhood is healthy for the metro context, and daily-needs connectivity is robust even as parks and pharmacies are less dense locally.
Looking ahead, 3-mile radius demographics indicate population growth and a projected increase in households, expanding the renter pool and supporting occupancy stability. Elevated home values relative to incomes point to a high-cost ownership market, which can reinforce demand for multifamily housing and help pricing power. Operators should balance that backdrop with prudent lease strategies given neighborhood rent-to-income readings that suggest some affordability pressure.
- 113-unit scale supports operating leverage and professional management efficiencies
- 1980 vintage presents clear value-add and capital planning opportunities
- Neighborhood occupancy of 93.6% and high renter concentration support leasing stability
- 3-mile population and household growth expand the tenant base, aiding retention
- Risk: affordability pressure and mixed safety trendlines warrant cautious rent and renewal management