| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 65th | Good |
| Amenities | 37th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12212 Fair Oaks Blvd, Fair Oaks, CA, 95628, US |
| Region / Metro | Fair Oaks |
| Year of Construction | 1987 |
| Units | 96 |
| Transaction Date | 2016-01-26 |
| Transaction Price | $8,569,000 |
| Buyer | MIKTAP LLC |
| Seller | FAIR OAKS MEADOWS LLC |
12212 Fair Oaks Blvd Fair Oaks Multifamily Investment
Positioned in an inner-suburb pocket with solid renter demand and above-metro school quality, this asset benefits from neighborhood occupancy stability and a deep tenant base, according to WDSuite’s CRE market data.
Fair Oaks sits in the Sacramento–Roseville–Folsom metro and is competitive among 561 metro neighborhoods (ranked 188), offering investors balanced fundamentals rather than a pure growth or value play. Neighborhood occupancy is strong at the area level, supporting cash flow durability, while rent levels track in the upper range for the region.
Quality-of-life drivers skew positive for family and workforce renters: average school ratings are strong (about the 84th percentile nationally), and daily-needs access is favorable with grocery and childcare density above national norms. Restaurant coverage is similarly above average, though parks, cafes, and pharmacies are limited within the immediate neighborhood, which may shift some convenience trips to nearby districts.
Tenure patterns signal meaningful multifamily demand. Within the neighborhood, roughly three in ten housing units are renter-occupied, indicating a stable but not saturated renter concentration. At the 3‑mile radius, renters account for about 37% of housing units, broadening the tenant pool for lease-up and renewals. Elevated home values relative to incomes (top decile nationally) in the neighborhood context reinforce reliance on rental options and can help sustain pricing power and retention.
Demographic trends within a 3‑mile radius show population and household growth over the last five years with further increases projected, pointing to a larger tenant base over time. With median household incomes rising and rent-to-income readings that imply lower affordability pressure than many peer areas, the submarket supports steady absorption and occupancy management for well-positioned assets.
Safety indicators are mixed in relative terms. Within the Sacramento–Roseville–Folsom metro, the neighborhood’s crime rank sits on the weaker side (ranked 424 among 561), while national comparisons suggest conditions near to slightly better than average, with property and violent offense estimates tracking in the mid-50s percentiles nationwide.
Recent data indicate property crime estimates increased year over year, warranting routine security and operational measures typical for suburban Sacramento assets. Investors should benchmark on-site practices and lighting/camera coverage against comparable communities and monitor trends as new quarterly readings become available.
The employment base blends technology, logistics, and healthcare-adjacent operations that support workforce housing demand and commuting convenience for residents. Nearby anchors include Intel, DISH Network’s distribution, Cardinal Health, International Paper, and Xerox’s healthcare operations.
- Intel Folsom FM5 — technology & engineering (5.5 miles)
- DISH Network Distribution Center — logistics & distribution (12.0 miles)
- Cardinal Health — healthcare supply & services (12.2 miles)
- International Paper — packaging & manufacturing (16.8 miles)
- Xerox State Healthcare — healthcare technology services (17.2 miles)
This 96‑unit Fair Oaks property benefits from durable suburban fundamentals: neighborhood occupancy remains healthy, tenant demand is broadened by a meaningful renter base within a 3‑mile radius, and ownership costs in the surrounding area are elevated relative to incomes, which supports reliance on multifamily rentals. According to CRE market data from WDSuite, local school quality trends above the national average and daily-needs amenities such as groceries and childcare are readily accessible, aiding retention and family-oriented demand.
Macro-to-micro dynamics are constructive: population and household counts within a 3‑mile radius have grown and are projected to continue increasing, enlarging the near-term renter pool. Rent-to-income indications suggest manageable affordability pressure compared with many U.S. submarkets, enabling disciplined pricing while preserving occupancy. Key watch items include softer relative safety standing within the metro and limited park/cafe coverage in the immediate neighborhood, both manageable through standard asset management and marketing strategies.
- Healthy neighborhood occupancy supports cash flow stability versus regional peers
- Elevated ownership costs reinforce sustained rental demand and pricing power
- 3‑mile radius population and household growth expand the tenant base
- Above-average school ratings and accessible daily-needs amenities aid retention
- Risk: relative safety rank within metro and limited parks/cafes require proactive ops