| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 43rd | Poor |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8315 Sunrise Blvd, Citrus Heights, CA, 95610, US |
| Region / Metro | Citrus Heights |
| Year of Construction | 1991 |
| Units | 108 |
| Transaction Date | 2002-06-20 |
| Transaction Price | $9,000,000 |
| Buyer | SUNRISE CREEK APARTMENTS |
| Seller | FONG DANIEL |
8315 Sunrise Blvd, Citrus Heights Multifamily Opportunity
Neighborhood occupancy is strong and has edged higher over the past five years, supporting stable leasing conditions according to WDSuite’s CRE market data.
The property sits in an Inner Suburb corridor of the Sacramento-Roseville-Folsom metro with a neighborhood rating of B-. Performance is mid-pack among the metro’s 561 neighborhoods, with renter demand supported by a 96.2% neighborhood occupancy rate and a modest multi‑year uptick that signals steady absorption rather than volatility.
Local amenity access skews toward food-and-beverage: the neighborhood ranks very high for cafes (95th percentile nationally) and is solid for restaurants (74th percentile), while neighborhood-level grocery, parks, and pharmacies are limited within the immediate footprint. For family-oriented renters, average school ratings in the area trend low (around the 15th percentile nationally), which can influence tenant mix and marketing strategy.
Tenure patterns show meaningful renter concentration at the neighborhood level (approximately half of housing units are renter‑occupied), which deepens the pool for multifamily leasing and supports renewal prospects. With median contract rents positioned above national norms and five‑year growth running positive, operators should expect demand for quality, well-managed units, paired with standard lease management around affordability.
Within a 3‑mile radius, demographics indicate recent population growth and a larger household base by 2028, pointing to a gradually expanding tenant pool. Rising median incomes and an increasing share of higher‑earning households further support rentability of upgraded product, while the metro’s elevated home values reinforce reliance on rental options, sustaining occupancy and leasing velocity.
Safety metrics are mixed but generally comparable to broader U.S. patterns. Overall crime sits slightly better than the national midpoint (55th percentile nationally), with property crime readings comparatively favorable (around the 93rd percentile for safety). Violent crime compares better than average nationally (about the 69th percentile for safety), though recent year‑over‑year movement has been volatile and warrants ongoing monitoring.
At the metro level, this neighborhood’s crime rank is 246 out of 561 neighborhoods, reflecting a mid‑range position within Sacramento. For investors, the takeaway is operational: maintain standard security features, lighting, and resident engagement, and track trend lines rather than single‑year swings when underwriting.
Proximity to diverse employers strengthens weekday traffic and supports renter retention, with a base spanning technology, healthcare distribution, media logistics, and manufacturing offices.
- Intel Folsom FM5 — technology offices (7.6 miles)
- Cardinal Health — healthcare distribution (13.3 miles)
- DISH Network Distribution Center — media logistics (14.3 miles)
- International Paper — manufacturing offices (17.8 miles)
- Xerox State Healthcare — healthcare services (17.8 miles)
Delivered in 1991, the asset is newer than much of the surrounding stock (the neighborhood’s average vintage skews earlier), which can translate to a competitive position on unit layouts and building systems. Targeted modernization can further elevate rents relative to older comparables while keeping capex focused on interiors, common areas, and efficiency upgrades rather than full systems replacement. Elevated home values in the neighborhood context support sustained rental reliance, and neighborhood occupancy has remained firm with a modest upward trend.
Within a 3‑mile radius, recent population growth and projected gains through 2028 point to a larger tenant base over the medium term. Income trends are moving higher, and rent levels sit above national norms without appearing out of reach for a broad renter cohort, supporting occupancy stability; according to CRE market data from WDSuite, neighborhood occupancy remains strong versus national benchmarks.
- 1991 vintage offers relative competitiveness vs. older neighborhood stock, with value‑add potential through selective renovations.
- Solid neighborhood occupancy with a multi‑year upward trend supports leasing stability and renewal prospects.
- 3‑mile demand drivers: population and income growth expand the renter pool and support rentability of upgraded units.
- Elevated ownership costs locally sustain renter demand and reduce competitive pressure from for‑sale options.
- Risks: limited neighborhood grocery/park access, lower school ratings, and recent volatility in violent‑crime readings warrant conservative underwriting and active management.