| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 60th | Good |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7969 Pebble Beach Dr, Citrus Heights, CA, 95610, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1977 |
| Units | 100 |
| Transaction Date | 2003-07-14 |
| Transaction Price | $1,647,000 |
| Buyer | DOSANJH HARDEEP S |
| Seller | SUMMERFIELD PLACE APARTMENTS LP |
7969 Pebble Beach Dr Citrus Heights 100-Unit Multifamily
Neighborhood occupancy trends remain steady in the 90% range with strong renter demand supported by an Inner Suburb location and daily-needs amenities, according to WDSuite’s CRE market data. Investor focus here is on durable leasing supported by a large renter base and proximity to major employment nodes.
Situated in Citrus Heights within the Sacramento-Roseville-Folsom metro, the neighborhood carries an A rating and ranks in the top quartile among 561 metro neighborhoods, based on WDSuite’s CRE market data. Amenity access is a relative strength: restaurants and groceries score in the upper national percentiles, indicating convenient daily provisioning that can support resident retention, while overall amenities sit above the national median.
Renter demand fundamentals are favorable for multifamily: the share of housing units that are renter-occupied is 71%, pointing to a deep tenant base and consistent leasing velocity. Neighborhood occupancy is above the national median and has been broadly stable over five years, which aligns with investor priorities around income durability rather than lease-up risk.
Within a 3-mile radius, population has grown in recent years and is projected to continue expanding, with households also expected to increase—signaling a larger tenant base over the medium term. Rising median incomes in the 3-mile area provide support for rent levels, though investors should manage affordability pressure (rent-to-income near one-third) through renewal strategy and unit mix optimization.
Livability trade-offs are worth noting. Food and childcare access are nationally competitive, yet parks and pharmacies are sparse locally, which may modestly affect lifestyle appeal. Still, relative housing strength (top quintile nationally) and NOI per-unit metrics above national medians indicate the submarket’s operating performance remains competitive among Sacramento neighborhoods.
Safety metrics are competitive versus the national median, with the neighborhood performing above average nationally and favorably relative to many Sacramento peers (561 neighborhoods measured). Recent trends show a sharp decline in property offenses alongside a rise in reported violent offenses year over year; investors should monitor the trajectory rather than any single datapoint, as neighborhood-level crime rates can fluctuate with small sample effects.
Overall, the area tracks above national mid-point safety percentiles and is competitive among Sacramento neighborhoods, but prudent underwriting should consider trend volatility and incorporate standard security, lighting, and community engagement measures typical for Inner Suburb multifamily assets.
Proximity to established employers underpins renter demand and commute convenience, with nearby technology, telecom distribution, healthcare logistics, and business services represented by Intel, DISH Network, Cardinal Health, International Paper, and Xerox State Healthcare.
- Intel Folsom FM5 — technology (5.9 miles)
- DISH Network Distribution Center — telecom distribution (11.4 miles)
- Cardinal Health — medical distribution (11.6 miles)
- International Paper — paper & packaging (16.2 miles)
- Xerox State Healthcare — healthcare technology services (16.6 miles)
This 1977, 100-unit asset offers scale in a renter-heavy neighborhood where occupancy trends are stable and daily-needs amenities are strong. Elevated ownership costs in the area reinforce reliance on rental housing, supporting leasing durability and pricing power, while 3-mile population and household growth point to a larger tenant base over the next cycle. Based on CRE market data from WDSuite, the neighborhood ranks competitively within the metro and shows above-median national percentiles for housing strength and amenity access.
The vintage suggests attention to capital planning and selective renovations for modernization and efficiency. Affordability pressures (rent-to-income near one-third) and mixed safety signals warrant conservative renewal strategies and resident engagement, but the combination of renter concentration, amenity convenience, and proximity to employment anchors supports a straightforward value-add or hold strategy.
- Renter concentration supports demand depth and occupancy stability.
- Amenity-rich inner suburb with strong restaurant and grocery access aiding retention.
- 3-mile population and household growth expand the tenant base over time.
- 1977 vintage offers value-add and efficiency upgrade potential at scale (100 units).
- Risks: affordability pressure and variable safety trends call for prudent underwriting and renewal management.