| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 60th | Good |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8059 Targa Cir, Citrus Heights, CA, 95610, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1973 |
| Units | 110 |
| Transaction Date | 2017-03-24 |
| Transaction Price | $13,500,000 |
| Buyer | LWC BP LLC |
| Seller | 29SC WOODMORE LP |
8059 Targa Cir, Citrus Heights CA Multifamily Investment
Neighborhood occupancy sits around 93.6% with a high renter-occupied share, supporting durable tenant demand according to WDSuite’s CRE market data. Positioning in Citrus Heights offers suburban convenience with strong everyday amenities relative to the Sacramento metro.
Citrus Heights’ inner-suburban setting provides everyday convenience that supports leasing and retention. Amenity access ranks 93rd among 561 Sacramento neighborhoods, placing the area in the top quartile metro-wide and above average nationally (64th percentile). Dense restaurant and grocery options (both top quartile in the metro by rank) reduce commute friction for residents and can underpin renter satisfaction.
Neighborhood occupancy is above national averages (63rd percentile), and the area’s renter concentration is high for the metro (about 71% of housing units are renter-occupied). For multifamily investors, that indicates a deep tenant base and generally steady absorption potential rather than reliance on thin demand pockets.
Within a 3-mile radius, population and household counts have been growing and are projected to continue increasing over the next five years, expanding the renter pool. Median incomes have also trended higher, which can support rent levels, while rising rent-to-income ratios suggest active lease management remains important to sustain retention.
Ownership remains a high-cost proposition locally relative to incomes (nationally high value-to-income ratios), which tends to sustain reliance on rental housing and support pricing power. That said, park and pharmacy access rates are limited by metro rank, so on-site amenities and resident services may help offset the gap in immediate green space and health retail proximity.
Safety indicators compare favorably to many neighborhoods nationwide, with overall crime levels around the 64th national percentile (higher percentiles indicate safer conditions). Property offenses are comparatively low by national standards (around the 93rd percentile for safety), and recent data show a sharp improvement year over year.
Violent offense metrics benchmark closer to national averages (around the 61st percentile), and one-year trends show volatility. Investors should interpret these as neighborhood-level indicators rather than block-by-block conditions and monitor ongoing trends alongside property-level measures such as lighting, access control, and resident engagement.
Proximity to major employers supports a broad commuter renter base and leasing stability, led by technology, logistics, and healthcare-related offices noted below.
- Intel Folsom FM5 — semiconductors (5.6 miles)
- DISH Network Distribution Center — telecommunications distribution (11.8 miles)
- Cardinal Health — healthcare logistics (12.0 miles)
- International Paper — packaging & paper (16.6 miles)
- Xerox State Healthcare — healthcare IT & services (17.0 miles)
This 110-unit, 1973-vintage asset offers scale in an inner-suburban location with a deep renter base and everyday amenity density. Based on CRE market data from WDSuite, the neighborhood posts above-average occupancy and a high share of renter-occupied housing units, indicating resilient demand. Given the vintage, thoughtful capital planning can unlock value through unit renovations and system upgrades, improving competitive positioning versus newer stock.
Within a 3-mile radius, population and household growth, coupled with rising incomes, point to a larger tenant base over the medium term. Elevated ownership costs in the area reinforce reliance on multifamily, while upward rent pressure should be balanced against rent-to-income considerations to preserve retention and steady cash flow.
- Inner-suburban location with top-quartile amenity access aids leasing and retention.
- Above-average neighborhood occupancy and high renter concentration support demand stability.
- 1973 vintage presents value-add potential via renovations and system modernization.
- 3-mile growth in population and households expands the tenant base over time.
- Risks: limited nearby parks/pharmacies and affordability pressure require proactive lease and amenity strategy.