| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 60th | Good |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4033 San Juan Ave, Fair Oaks, CA, 95628, US |
| Region / Metro | Fair Oaks |
| Year of Construction | 1978 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4033 San Juan Ave Fair Oaks Multifamily Investment
This 64-unit property built in 1978 positions investors in a stable Sacramento submarket where neighborhood-level occupancy remains near 91% despite broader market pressures. According to WDSuite's CRE market data, the area demonstrates resilient rental demand supported by above-average household incomes and limited new supply competition.
Fair Oaks represents a mature inner suburb within the Sacramento-Roseville-Folsom metro, ranking competitively among 561 metro neighborhoods for overall investment fundamentals. The neighborhood maintains a median household income of $120,273, placing it in the 86th percentile nationally and supporting sustainable rental demand. Demographics within a 3-mile radius show a balanced tenant profile with 99,455 residents, including strong representation across prime renting cohorts aged 18-34 (21.3%) and 35-64 (38.5%).
Housing dynamics favor multifamily investors, with 30.4% of neighborhood units occupied by renters—above the metro median and indicating established rental market acceptance. The property's 1978 construction year aligns closely with the neighborhood average of 1988, suggesting potential value-add opportunities through strategic capital improvements while avoiding the extensive renovation needs of significantly older stock. Median home values of $635,359 represent the 91st percentile nationally, reinforcing rental demand as elevated ownership costs keep households in the multifamily market.
Neighborhood-level occupancy trends show 90.8% occupancy, demonstrating tenant retention despite recent market adjustments. The rent-to-income ratio of 0.15 indicates manageable affordability for residents, supporting lease renewal stability. Demographic projections within the 3-mile radius anticipate modest population growth to 100,989 residents by 2028, with household formation expanding by 29.8%, providing a larger tenant base for sustained occupancy performance.
Safety metrics position this Fair Oaks neighborhood favorably for tenant appeal and retention. The area ranks 22nd out of 561 Sacramento metro neighborhoods for overall crime performance—placing it in the top quartile locally and the 78th percentile nationally. Property crime rates have declined significantly, dropping 42.6% year-over-year, while violent crime rates decreased by 70%, indicating improving community conditions that support stable occupancy.
These safety improvements align with broader neighborhood stability trends, contributing to the area's appeal among quality tenants seeking secure residential environments. The combination of declining crime rates and above-metro safety rankings provides a competitive advantage for lease-up velocity and tenant retention in this Sacramento submarket.
The Fair Oaks submarket benefits from proximity to major corporate employers that provide stable workforce housing demand, particularly concentrated in technology and distribution sectors within a 15-mile radius.
- Intel Folsom FM5 — semiconductor manufacturing (6.9 miles)
- DISH Network Distribution Center — telecommunications distribution (8.9 miles)
- Cardinal Health — healthcare services (9.7 miles)
- International Paper — manufacturing operations (14.2 miles)
This 64-unit Fair Oaks property offers value-add potential in a Sacramento submarket with demonstrated occupancy resilience and strong demographic fundamentals. The 1978 vintage provides renovation upside opportunities while neighborhood-level occupancy of 90.8% indicates sustained rental demand. High median home values reinforce renter reliance on multifamily housing, with household income growth of 51% over five years supporting rent escalation potential.
According to CRE market data from WDSuite, projected household formation of 29.8% through 2028 within the 3-mile radius expands the tenant base while limited new construction maintains competitive positioning. The property's location near major employers including Intel and DISH Network provides workforce housing stability, while declining crime rates enhance long-term tenant appeal and retention prospects.
- Neighborhood occupancy at 90.8% demonstrates rental market stability despite broader pressures
- 1978 construction year offers value-add renovation opportunities aligned with neighborhood norms
- High home values ($635K median) sustain rental demand by limiting ownership competition
- Projected 29.8% household growth through 2028 expands tenant pool within 3-mile radius
- Risk: Recent occupancy decline of 4.8% over five years requires monitoring of lease management and renewal strategies