| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 85th | Best |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10624 Fair Oaks Blvd, Fair Oaks, CA, 95628, US |
| Region / Metro | Fair Oaks |
| Year of Construction | 1986 |
| Units | 44 |
| Transaction Date | 2018-06-26 |
| Transaction Price | $5,650,000 |
| Buyer | DELONEY CHARLES |
| Seller | FLATHEAD LLC |
10624 Fair Oaks Blvd Fair Oaks Multifamily Opportunity
Strong neighborhood occupancy and high-income renter demand in suburban Fair Oaks support stable operations, according to WDSuite’s CRE market data.
Located in suburban Fair Oaks within the Sacramento-Roseville-Folsom metro, the neighborhood carries an A rating and ranks 51 out of 561 metro neighborhoods — competitive among Sacramento-Roseville-Folsom neighborhoods. Neighborhood occupancy trends are elevated relative to many U.S. areas, indicating depth of renter demand at the submarket level (this refers to neighborhood occupancy, not the property).
Daily-life amenities are sufficient for renters: grocery access sits in the upper national percentiles, and park access also tests strong. Restaurants are reasonably represented relative to peers, while cafes and pharmacies are thinner locally — an operational note for residents but not typically a determinant of leasing in this suburban context.
School quality in the neighborhood averages roughly 4 out of 5 and places in the top quartile nationally, a family-friendly attribute that can aid retention. Median household incomes in the neighborhood score above most U.S. areas, and rents benchmark toward the higher end for the region, signaling a tenant base with capacity for market-rate product and measured pricing power when supported by asset quality.
Tenure patterns show a renter-occupied share around the mid-30% range for neighborhood housing units, which is substantial for a suburban node and points to a reliable tenant pool. Within a 3-mile radius, population and households have grown in recent years with additional gains forecast, expanding the nearby renter base and helping support occupancy stability over the medium term. Elevated home values relative to incomes characterize a high-cost ownership market, which can reinforce reliance on multifamily rentals and support lease retention.
Vintage context: the property’s 1986 construction is newer than the neighborhood’s older housing stock (1960s on average). That positioning typically enhances competitiveness versus aging inventory, while still calling for targeted modernization of building systems and interiors to meet current renter preferences.
Safety indicators for the neighborhood trend better than the U.S. average overall, with crime placing above the national midpoint and showing recent improvement in property-related incidents. Within the metro, the neighborhood’s crime rank sits in the better-performing third compared with 561 neighborhoods, suggesting conditions that are competitive among Sacramento-Roseville-Folsom areas rather than outliers at either extreme.
Year-over-year trends show meaningful declines in property offenses and steady to modestly improving violent-offense positioning versus national norms. As always, investors should evaluate property-level measures (lighting, access control, and management practices) alongside neighborhood data when underwriting risk and insurance costs.
Proximity to major employers supports a diversified renter base and commute convenience, led by semiconductors, distribution, medical supplies, packaging, and healthcare IT nodes within regional reach.
- Intel Folsom FM5 — semiconductors (5.4 miles)
- DISH Network Distribution Center — logistics & distribution (10.2 miles)
- Cardinal Health — medical supplies (11.2 miles)
- International Paper — paper & packaging (15.8 miles)
- Xerox State Healthcare — healthcare IT (16.4 miles)
10624 Fair Oaks Blvd is a 44-unit, 1986-vintage asset positioned in a high-performing suburban neighborhood where occupancy is strong and renter incomes are comparatively high. The property’s vintage is newer than much of the local housing stock, offering relative competitiveness with scope for value-add through targeted system upgrades and interior refreshes. Within a 3-mile radius, population and households have grown with additional gains forecast, expanding the local tenant base and supporting leasing stability.
Elevated home values in the neighborhood, combined with a moderate rent-to-income profile, point to sustained rental reliance and manageable affordability pressure that can aid retention. According to CRE market data from WDSuite, neighborhood occupancy trends remain above many U.S. areas, and school quality ranks in the upper tier nationally — both supportive of long-term fundamentals for stabilized operations.
- Competitive suburban location with above-average neighborhood occupancy and strong-income renter base
- 1986 construction offers relative edge versus older stock, with value-add potential via modernization
- 3-mile radius shows population and household growth, expanding the tenant pool and supporting leasing durability
- High-cost ownership market reinforces multifamily demand and can support pricing power when quality is maintained
- Risks: modest local cafe/pharmacy density and ongoing capex needs typical for 1980s assets