| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 60th | Good |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11801 Fair Oaks Blvd, Fair Oaks, CA, 95628, US |
| Region / Metro | Fair Oaks |
| Year of Construction | 1987 |
| Units | 22 |
| Transaction Date | 2018-03-19 |
| Transaction Price | $4,250,000 |
| Buyer | RICKS JOHN DREW |
| Seller | STENGEL JAMES |
11801 Fair Oaks Blvd, Fair Oaks CA Multifamily Investment
Investor-focused location with a high renter-occupied share and strong neighborhood amenities that support leasing fundamentals, according to WDSuite’s CRE market data.
Fair Oaks sits in the Sacramento-Roseville-Folsom metro’s inner suburbs with an A-rated neighborhood profile (ranked 84 among 561 metro neighborhoods). That places it in the top quartile locally, signaling durable location fundamentals for workforce and professional renters.
Amenity access is a clear strength: the neighborhood ranks 9th of 561 for restaurants, 26th for grocery access, and 39th for cafes, each testing in the mid- to high-90s nationally for density. This concentration of daily-needs and dining options can aid retention and reduce turnover friction for properties serving convenience-oriented renters.
Neighborhood occupancy is reported at roughly the mid-90s and sits above the national median (63rd percentile nationally), per WDSuite’s commercial real estate analysis. At the same time, the local renter-occupied share is high—about seven in ten housing units—which indicates depth in the tenant base and supports demand stability for multifamily assets.
Within a 3-mile radius, population has grown in recent years and is projected to increase further, with households expanding meaningfully over the next five years. This points to a larger tenant base and supports leasing velocity and occupancy stability.
Ownership costs in the neighborhood track above national norms (home values around the upper quartiles and a high value-to-income ratio), which typically sustains reliance on rental housing and can support pricing power. Counterbalancing this, rent-to-income levels are elevated, so operators may wish to manage renewals and increases carefully to mitigate retention risk.
Two constraints to note: park access and pharmacy density are limited within the immediate neighborhood footprint. Assets may benefit from on-site greenspace or service partnerships to offset these localized gaps.
Safety metrics are competitive among Sacramento neighborhoods (ranked 132 out of 561), with overall conditions testing above the national median. According to WDSuite’s data, property-related incidents trend favorable compared with neighborhoods nationwide, and recent readings show notable improvement over the past year.
Signals are mixed on violent incidents, which have risen year over year even as property offenses declined. For investors, this suggests routine risk management—lighting, access control, and resident engagement—remains important, while the broader context is still comparatively better than many peer areas across the region.
Nearby employment centers span technology, logistics, and healthcare services, supporting a diverse renter pool and commute convenience for residents. The list below highlights major employers within driving distance that can underpin demand and lease retention.
- Intel Folsom FM5 — technology & engineering offices (5.5 miles)
- DISH Network Distribution Center — logistics & distribution (11.5 miles)
- Cardinal Health — healthcare distribution (11.9 miles)
- International Paper — packaging & paper products (16.5 miles)
- Xerox State Healthcare — healthcare services administration (16.9 miles)
11801 Fair Oaks Blvd offers exposure to a top-quartile Sacramento inner-suburban location with strong daily-needs access and a high neighborhood renter concentration that supports depth of demand. Neighborhood occupancy trends above the national median and the 3-mile area shows recent population growth with households projected to expand, pointing to a larger tenant base and potential for steady leasing.
Built in 1987, the asset likely benefits from durable construction but may present value-add opportunities through common-area and in-unit modernization to stay competitive with newer supply. Elevated ownership costs locally reinforce reliance on rental housing, while higher rent-to-income levels suggest disciplined renewal strategies. According to CRE market data from WDSuite, fundamentals are consistent with stable operations, with upside tied to renovations and prudent revenue management.
- Top-quartile metro location with dense dining and grocery options supporting renter convenience
- Neighborhood occupancy above national median and high renter-occupied share underpin demand depth
- 1987 vintage with value-add potential via targeted unit and common-area upgrades
- Household growth within 3 miles expands the tenant base and supports leasing stability
- Risk: elevated rent-to-income levels warrant careful renewal pacing to protect retention