| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 85th | Best |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10523 Fair Oaks Blvd, Fair Oaks, CA, 95628, US |
| Region / Metro | Fair Oaks |
| Year of Construction | 2004 |
| Units | 76 |
| Transaction Date | 2002-12-16 |
| Transaction Price | $1,254,000 |
| Buyer | EFREN R COTA LTD |
| Seller | SHAUN T/CIP FAIR OAKS LLC |
10523 Fair Oaks Blvd Multifamily in Stable Sacramento Suburb
Positioned in Fair Oaks, this 76-unit asset benefits from neighborhood occupancy stability and an income profile that supports renter demand, according to WDSuite s CRE market data. Newer construction for the area adds competitive positioning versus older stock nearby.
Fair Oaks delivers suburban fundamentals that matter to multifamily investors: the neighborhood 7s multifamily occupancy is in the top quartile nationally and competitive among Sacramento-Roseville-Folsom neighborhoods (ranked 199 of 561), based on WDSuite 7s data. Renter-occupied housing comprises a little over one-third of units in the neighborhood, indicating a meaningful tenant base without overreliance on transient demand.
Daily needs are supported by strong grocery and park access relative to national benchmarks, while restaurants are also plentiful; cafes and pharmacies are thinner within immediate blocks. This amenity mix aligns with workforce and family renters who prioritize convenience over nightlife density.
Home values in the neighborhood sit in a high-cost ownership market (nationally high percentile), which can reinforce reliance on rental options and help sustain pricing power. At the same time, neighborhood rent-to-income sits near the national middle, suggesting manageable affordability pressure that can support retention and steady leasing. This balance is notable in commercial real estate analysis for long-term hold strategies.
Demographic statistics within a 3-mile radius point to recent population growth with additional gains in households projected, supporting a larger tenant base over time. The area also posts above-average educational attainment and incomes versus national norms, which can underpin Class B/B+ demand profiles.
Built in 2004, the property is materially newer than the neighborhood 7s average vintage. That positioning can curb near-term capital needs versus older comparables, while still leaving room for targeted modernization to support rent premiums as the competitive set continues to age.
Neighborhood safety metrics are above national averages overall, with the area ranking better than the metro median (191 of 561) for crime levels. Recent trends indicate improvement: estimated property offense rates moved lower year over year, while violent offense levels track near the national midpoint, according to WDSuite 7s validated datasets.
For investors, the takeaway is steady-to-improving conditions at the neighborhood scale rather than block-level guarantees, which can support lease-up and retention while reducing operational volatility versus weaker submarkets.
Nearby employers span technology, distribution, healthcare, and manufacturing, supporting a diverse commuter base and reinforcing multifamily leasing stability at this location. The list below reflects major nodes within a typical renter commute shed.
- Intel Folsom FM5 4 d technology & engineering (5.5 miles)
- DISH Network Distribution Center 4 d distribution & logistics (10.2 miles)
- Cardinal Health 4 d healthcare distribution (11.2 miles)
- International Paper 4 d manufacturing & packaging (15.7 miles)
- Xerox State Healthcare 4 d healthcare services (16.3 miles)
The investment case centers on durable renter demand, competitive positioning for a 2004 vintage asset, and neighborhood occupancy that trends in the top quartile nationally. High-cost ownership dynamics locally help sustain the renter pool, while rent-to-income measures near the national middle support retention and steady leasing, according to CRE market data from WDSuite. Within a 3-mile radius, recent population growth and projected increases in households point to a gradually expanding tenant base.
Relative to the Sacramento metro, the property benefits from amenity access that fits daily needs and a diversified employment base within standard commute distances. Execution focus revolves around targeted renovations and operational discipline to capture premiums without elevating affordability pressure; principal risks include macro rent growth moderation and ongoing competition from well-located assets.
- Neighborhood occupancy is competitive metro-wide and top quartile nationally, supporting income stability.
- 2004 construction offers competitive positioning versus older stock with selective value-add potential.
- High-cost ownership market reinforces renter reliance, while rent-to-income near the middle aids retention.
- Diverse nearby employers underpin workforce demand within typical commute ranges.
- Risks: macro rent growth normalization and competition from renovated assets in comparable locations.