| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 85th | Best |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10824 Fair Oaks Blvd, Fair Oaks, CA, 95628, US |
| Region / Metro | Fair Oaks |
| Year of Construction | 1990 |
| Units | 73 |
| Transaction Date | 1999-08-27 |
| Transaction Price | $3,690,000 |
| Buyer | DELONEY CHARLES |
| Seller | HOPE ESTATES II LLC |
10824 Fair Oaks Blvd Fair Oaks Multifamily Investment
Neighborhood fundamentals point to stable occupancy and durable renter demand, according to WDSuite’s CRE market data, with elevated ownership costs in Fair Oaks supporting sustained apartment leasing. Metrics cited reflect the surrounding neighborhood rather than the specific property.
Fair Oaks ranks in the top quartile among 561 Sacramento–Roseville–Folsom metro neighborhoods (Neighborhood Rating: A), signaling competitive location fundamentals for long-term hold investors. The renter-occupied share in the neighborhood is about 36%, indicating a meaningful tenant base while not being saturated, which can support occupancy stability and steady leasing.
Amenity access trends are favorable for day-to-day livability: grocery options and parks track in the upper national percentiles, and restaurants are comparatively dense for a suburban setting. Café and pharmacy density is thinner, which is worth noting for renter convenience but not typically a core demand driver. Average school ratings are strong (around 4.0 out of 5), which helps with retention among family renters relative to metro peers.
Multifamily indicators are supportive: neighborhood occupancy is high (around 97%) and above national norms, and median contract rents sit in a higher national percentile with solid five‑year growth, according to WDSuite’s commercial real estate analysis. Neighborhood NOI per unit benchmarks are competitive versus national averages, suggesting the submarket has supported operating performance.
Within a 3‑mile radius, demographics show recent population growth and a projected increase in households over the next five years, pointing to a larger renter pool and additional leasing depth. Household incomes skew higher than national norms, while rent-to-income levels in the neighborhood remain manageable, which can aid retention and reduce near-term affordability pressure.
Vintage considerations matter: the property’s 1990 construction is newer than the neighborhood’s average 1960s housing stock. This positioning can be competitive versus older comparables, though targeted system updates and unit modernization may still be part of an effective value-add plan.
Neighborhood safety compares favorably to many peer areas, with overall crime levels placing above the national midpoint and improving on a year-over-year basis. Property-related offenses show a notable downward trend over the last year (an improvement that ranks strongly among national peers), while violent offense levels sit closer to the national middle. These figures are neighborhood-wide, not block-specific, and the neighborhood ranks are measured against 561 metro neighborhoods.
Proximity to established employers supports workforce housing demand and commute convenience, notably in technology, logistics, healthcare distribution, and paper/packaging. The following nearby employers help underpin a diversified renter base:
- Intel Folsom FM5 — semiconductor R&D/operations (5.2 miles)
- DISH Network Distribution Center — logistics/distribution (10.5 miles)
- Cardinal Health — medical supply distribution (11.4 miles)
- International Paper — paper & packaging (16.0 miles)
- Xerox State Healthcare — healthcare services/IT (16.5 miles)
This 73‑unit, 1990‑vintage asset sits in a top‑quartile Fair Oaks neighborhood where high occupancy and strong household incomes underpin resilient renter demand. Newer construction relative to the area’s 1960s average provides a competitive edge versus older stock, while selective updates can unlock value-add upside without wholesale repositioning. According to CRE market data from WDSuite, neighborhood occupancy trends remain elevated and rents benchmark in higher national percentiles, supporting a thesis of steady cash flow with measured pricing power.
The 3‑mile trade area shows recent population growth and a projected increase in households, indicating a larger tenant base that can support leasing and retention. Elevated home values in the neighborhood signal a high‑cost ownership market, which typically sustains reliance on multifamily housing; at the same time, neighborhood rent-to-income levels appear manageable, helping moderate near‑term retention risk.
- High neighborhood occupancy and resilient renter demand support income stability.
- 1990 construction offers competitive positioning versus older local stock with targeted value-add potential.
- Upper‑percentile rents and strong household incomes underpin measured pricing power.
- 3‑mile demographic growth expands the renter pool and supports leasing depth.
- Risks: thinner café/pharmacy density and safety that trends near national midpoints warrant ongoing monitoring.