| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Poor |
| Demographics | 51st | Fair |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9521 Emerald Park Dr, Elk Grove, CA, 95624, US |
| Region / Metro | Elk Grove |
| Year of Construction | 1972 |
| Units | 68 |
| Transaction Date | 2014-05-29 |
| Transaction Price | $1,213,000 |
| Buyer | 417 HARRISON ASSOCIATES LLC |
| Seller | 417 HARRISON ASSOCIATES |
9521 Emerald Park Dr Elk Grove Multifamily Investment Opportunity
Neighborhood occupancy is solid and near the metro median, supporting steady renter demand according to WDSuite’s CRE market data. Elevated ownership costs in Elk Grove help sustain multifamily leasing fundamentals in this suburban pocket.
This suburban Elk Grove location blends family-oriented amenities with investment-friendly fundamentals. Neighborhood occupancy trends sit around the metro median while ranking in the 75th percentile nationally, a backdrop that supports stable leasing. Median contract rents are comparatively high versus many U.S. neighborhoods (80th percentile), and the neighborhood carries a C rating within the Sacramento-Roseville-Folsom metro (rank 395 of 561), indicating mid-pack local performance.
Amenity access is mixed: restaurants score strongly nationally (82nd percentile) and parks are a standout (94th percentile), while café, grocery, and pharmacy density are limited within the immediate neighborhood. Average school ratings perform above national median (61st percentile) and are competitive locally (rank 122 of 561 — top quartile among metro neighborhoods), which can aid retention for family renters.
Tenure data shows a modest renter-occupied share in the neighborhood, pointing to a defined but not oversupplied tenant base. Regionally elevated home values (85th percentile nationally) suggest a high-cost ownership market; for investors, this typically reinforces reliance on rental housing and can support pricing power when managed alongside a measured rent-to-income profile (0.18), helpful for lease management and renewals.
Within a 3-mile radius, demographics show population and household growth over the last five years with further gains projected by 2028, expanding the potential renter pool. Household incomes are high and rising in this radius, aligning with the rent profile and supporting demand depth. For context, these trends are based on multifamily property research from WDSuite and point to a larger tenant base that can support occupancy stability over the medium term.
Vintage matters: the property was built in 1972, newer than the neighborhood’s average construction vintage. This generally improves competitive positioning relative to older local stock, though investors should still plan for modernization of building systems and selective renovations to capture rent premiums and enhance NOI.
Safety indicators are mixed but generally favorable in a national context. Overall, the neighborhood benchmarks above the national median for safety (66th percentile), according to WDSuite’s CRE data. Property crime metrics are a relative strength — top quartile nationally with a notable year-over-year improvement — which can support resident retention and reduce operational disruptions.
Violent offense metrics sit near the national middle and have shown a recent uptick versus national peers. Investors should underwrite with routine safety and lighting enhancements, and monitor local trends alongside property-level measures. Compared with many Sacramento-Roseville-Folsom neighborhoods, this area remains broadly competitive on safety while trending favorably on property crime.
Proximity to logistics, healthcare services, packaging, state healthcare operations, and semiconductor offices supports a diversified employment base that can stabilize renter demand and reduce turnover risk at the neighborhood level. Employers highlighted below reflect accessible commute sheds for the resident workforce.
- DISH Network Distribution Center — distribution (8.5 miles)
- Cardinal Health — healthcare services (14.0 miles)
- International Paper — paper & packaging (14.4 miles)
- Xerox State Healthcare — state healthcare services (16.3 miles)
- Intel Folsom FM5 — semiconductors (19.7 miles)
The investment case centers on durable renter demand, a high-cost ownership backdrop, and a property vintage that out-positions older neighborhood stock. Occupancy in the neighborhood is near the metro median and above the national median, while rents benchmark strong nationally; together these factors support income stability when paired with prudent lease management. Built in 1972, the asset offers value-add potential through system updates and interior renovations to compete for quality tenants.
Within a 3-mile radius, population and households have grown and are projected to expand further, indicating a larger tenant base over the next cycle. Elevated home values locally sustain reliance on rental housing, and, according to commercial real estate analysis from WDSuite, these fundamentals compare favorably with national baselines for occupancy and rent levels while leaving room for targeted operational improvements.
- Stable neighborhood occupancy and rent levels versus national baselines support income durability.
- 1972 vintage presents value-add upside via modernization relative to older local stock.
- Expanding 3-mile population and household counts point to a larger renter pool and leasing resilience.
- High-cost ownership market tends to reinforce rental demand and pricing power when managed carefully.
- Risks: mixed amenity density and recent violent offense uptick warrant underwriting for security and convenience improvements.