| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 68th | Good |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4440 San Juan Ave, Fair Oaks, CA, 95628, US |
| Region / Metro | Fair Oaks |
| Year of Construction | 1973 |
| Units | 70 |
| Transaction Date | 2015-08-21 |
| Transaction Price | $6,700,000 |
| Buyer | SAC4 PRESERVATION LIMITED PARTNERSHIP |
| Seller | SUMMIT AT FAIR OAKS LP |
4440 San Juan Ave, Fair Oaks CA Multifamily Opportunity
Stabilized renter demand in a suburban pocket of the Sacramento MSA, with neighborhood occupancy trending in the high-90s and pricing supported by a high-cost ownership market, according to WDSuite’s CRE market data.
Fair Oaks is a suburban location within the Sacramento-Roseville-Folsom metro that screens well for durability: the neighborhood earns an A- rating and ranks 118 out of 561 metro neighborhoods, placing it above the metro median and signaling balanced fundamentals for multifamily.
Demand indicators are constructive. Neighborhood occupancy is in the upper range and sits in the top quartile nationally (87th percentile), which supports leasing stability for a 70-unit asset. Rents are comparatively high for the metro (91st percentile nationally), reflecting stronger household purchasing power (household income around the 85th percentile). Elevated home values (90th percentile nationally) indicate a high-cost ownership market, which tends to sustain reliance on rental housing and can aid retention and pricing power for well-run properties.
Livability and amenities are mixed but serviceable for suburban renters. Restaurants concentrate at an above-average level (78th percentile nationally), while grocery access is competitive (61st percentile). Cafés and pharmacies are thinner in this micro-location. Parks index well (77th percentile), adding to quality-of-life factors that help with resident retention over time.
Vintage considerations matter here. The local housing stock skews newer (average 1996 construction), while the subject property dates to 1973. That age gap points to potential value-add through unit and systems modernization and underscores the importance of capital planning to remain competitive against newer product.
Tenure patterns suggest a focused but viable renter base. Within the immediate neighborhood, the share of housing units that are renter-occupied is below half, implying a more ownership-leaning area and a tenant pool that values quiet, suburban settings. At the broader 3-mile radius, renter concentration is higher, indicating a deeper regional pool for leasing and renewals.
Three-mile demographics are supportive for multifamily. Data aggregated within a 3-mile radius show population growth over the past five years with incomes trending up, and households are projected to increase further by 2028. That combination points to a larger tenant base over time and supports occupancy stability, provided assets are positioned correctly on finishes and monthly rent-to-income.
Safety trends are broadly in line with regional norms. The neighborhood’s standing is around the middle of the pack among 561 metro neighborhoods and roughly average compared with neighborhoods nationwide. Recent year-over-year declines in property incidents and a modest improvement in violent incidents point to incremental progress, though conditions can vary block to block and should be validated during due diligence.
Nearby employment anchors span technology, logistics, healthcare distribution, and paper products, supporting a diverse commuter base and steady renter demand consistent with workforce housing dynamics in this part of the metro.
- Intel Folsom FM5 — semiconductor R&D/campus (6.8 miles)
- DISH Network Distribution Center — logistics/distribution (9.5 miles)
- Cardinal Health — medical distribution (9.9 miles)
- International Paper — packaging and paper (14.5 miles)
- Xerox State Healthcare — healthcare IT/services (15.0 miles)
This 70-unit, 1973-vintage asset in Fair Oaks benefits from a suburban location where neighborhood occupancy trends in the high-90s and sits in the top quartile nationally. Elevated home values and above-average household incomes indicate a high-cost ownership market that supports sustained renter reliance, while restaurants, grocery access, and parks provide everyday livability that helps retention. Based on CRE market data from WDSuite, rents and incomes benchmark above national norms, suggesting room for thoughtful revenue management if the asset is competitive on finishes and operations.
The property’s older vintage versus a locally newer housing stock (average 1996) highlights clear value-add and capital planning angles: modernization of interiors and building systems can enhance competitive positioning against newer deliveries. Three-mile demographics point to continued population growth and a projected increase in households by 2028, expanding the regional renter pool. Key watch items include a lower renter-occupied share in the immediate neighborhood, average safety positioning, and an amenity mix that is stronger in restaurants than in cafés or pharmacies.
- Top-quartile occupancy and income/ rent positioning support leasing stability and pricing power
- 1973 vintage offers value-add upside via interior and systems upgrades versus newer local stock
- High-cost ownership context (elevated home values) reinforces reliance on multifamily housing
- 3-mile population and household growth expand the tenant base and support occupancy over time
- Risks: lower immediate renter concentration, average safety, and uneven amenity depth (limited cafés/pharmacies)