| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 85th | Best |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10800 Fair Oaks Blvd, Fair Oaks, CA, 95628, US |
| Region / Metro | Fair Oaks |
| Year of Construction | 1975 |
| Units | 44 |
| Transaction Date | 2006-05-03 |
| Transaction Price | $2,300,000 |
| Buyer | THE OAKS APARTMENTS LLC |
| Seller | SANGHA SUKHWINDER |
10800 Fair Oaks Blvd Sacramento Metro Multifamily Asset
This 44-unit property benefits from neighborhood-level occupancy rates of 97% and strong demographic fundamentals, with the 3-mile radius showing household income growth of 46% over five years according to WDSuite's CRE market data.
The Fair Oaks neighborhood demonstrates solid fundamentals for multifamily investors, ranking in the top quartile among 561 Sacramento metro neighborhoods with an A rating. Neighborhood-level occupancy stands at 97%, well above typical market averages, while median contract rents of $1,669 place the area in the 84th percentile nationally. The property's 1975 construction year aligns closely with the neighborhood's average vintage of 1967, indicating consistent building stock that may present value-add renovation opportunities for investors focused on capital improvements.
Demographics within a 3-mile radius support sustained rental demand, with 38.1% of housing units renter-occupied and household income growth of 46% over the past five years. The area maintains strong educational appeal with average school ratings of 4.0 out of 5, ranking 25th among metro neighborhoods. Population growth of 8% over five years, combined with projected household formation of 30% through 2028, suggests expanding tenant base depth that could support occupancy stability and lease retention.
Home values averaging $719,277 represent the 93rd percentile nationally, creating affordability barriers that sustain rental demand and limit ownership competition. The rent-to-income ratio of 18% indicates manageable affordability for tenants, reducing retention risk while supporting pricing power. Amenity density includes 2.39 grocery stores per square mile (86th percentile nationally) and substantial restaurant access, factors that enhance tenant appeal in this suburban market.
The neighborhood demonstrates moderate safety metrics relative to the Sacramento metro area, ranking 191st out of 561 neighborhoods for overall crime, which translates to above-average conditions among metro neighborhoods. Property crime rates have shown meaningful improvement, declining 48% year-over-year, placing the area in the 87th percentile nationally for crime reduction trends.
Violent crime rates remain relatively contained at approximately 42 incidents per 100,000 residents, with a modest 6% decline over the past year. While these safety metrics position the neighborhood competitively within the metro context, investors should consider ongoing security measures and tenant screening as standard risk management practices for multifamily operations.
The employment base draws from Sacramento's diversified economy, with major corporate offices providing workforce housing demand within commuting distance of the property.
- Intel Folsom FM5 — technology manufacturing (5.3 miles)
- DISH Network Distribution Center — telecommunications logistics (10.4 miles)
- Cardinal Health — healthcare services (11.3 miles)
- International Paper — manufacturing operations (15.9 miles)
- Xerox State Healthcare — business services (16.5 miles)
This Fair Oaks multifamily asset benefits from exceptional neighborhood-level occupancy of 97% and strong demographic tailwinds, including 46% household income growth over five years within the 3-mile radius. The property's 1975 vintage presents value-add renovation opportunities while home values in the 93rd percentile nationally sustain rental demand by limiting ownership accessibility. Projected household growth of 30% through 2028 supports expanding tenant base depth and lease-up velocity.
The investment case centers on occupancy stability in a supply-constrained suburban market with manageable rent-to-income ratios of 18%. Strong school ratings averaging 4.0 out of 5 and robust amenity density enhance tenant retention, while proximity to major employers including Intel and Cardinal Health provides workforce housing demand. Sacramento's diversified employment base offers recession resilience compared to single-industry markets.
- Neighborhood occupancy of 97% indicates strong rental demand and lease retention
- 46% household income growth supports rent growth potential and tenant quality
- 1975 construction year offers value-add renovation upside for capital improvement strategies
- High home values (93rd percentile) sustain rental demand by limiting ownership competition
- Risk: Property age may require higher capital expenditures for mechanical systems and exterior improvements