| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 69th | Good |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4900 Stamas Ln, Fair Oaks, CA, 95628, US |
| Region / Metro | Fair Oaks |
| Year of Construction | 1975 |
| Units | 64 |
| Transaction Date | 2014-11-21 |
| Transaction Price | $5,500,000 |
| Buyer | ESS INVESTMENTS LLC |
| Seller | IRREVOCABLE COVEC PAUL A |
4900 Stamas Ln Fair Oaks Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by an Inner Suburb location with solid grocery access, according to WDSuite’s CRE market data. Investors should view this as a stable, needs-based submarket with pricing power tied to a high-cost ownership landscape.
Fair Oaks sits within the Sacramento-Roseville-Folsom metro as an Inner Suburb with a B neighborhood rating and occupancy in the neighborhood measured at 99.4% (top-quartile nationally), based on WDSuite’s commercial real estate analysis. Renter-occupied housing accounts for 38.9% of units in the neighborhood, indicating a meaningful renter base that can support multifamily lease-up and retention.
Amenity access is mixed: grocery density ranks competitively (86th percentile nationally), while neighborhood-level cafés, parks, childcare, and pharmacies are limited. Restaurant presence is above average (70th percentile nationally). For investors, this points to day-to-day convenience anchored by groceries and dining, with some lifestyle amenities concentrated in nearby areas rather than on the immediate block.
Within a 3-mile radius, the population has grown in recent years and is projected to continue expanding over the next five years, alongside increases in households and families. Rising median incomes in the same 3-mile catchment broaden the potential tenant pool and support rent levels, helping sustain occupancy stability as more renters enter or remain in the market.
Ownership costs in the neighborhood are elevated versus income (value-to-income ranks in the upper national percentiles), and median home values are also high nationally. This high-cost ownership market tends to reinforce reliance on rental housing, while a neighborhood rent-to-income ratio near 0.20 suggests manageable affordability pressure—favorable signals for lease retention and measured rent growth.
Safety indicators are generally in line with metro norms. The neighborhood’s overall crime standing sits around the middle of Sacramento’s 561 neighborhoods, and violent offense rates trend in the stronger half nationally (around the upper third), according to CRE market data from WDSuite. Year over year, property offenses show slight improvement, while violent offenses ticked up modestly—investors should monitor trend direction rather than any single reading.
In practical terms, the area compares as competitive among Sacramento neighborhoods and above the national midpoint for violent safety. Framing this for underwriting, the data supports stable day-to-day operations, with prudent attention to routine security measures and resident communication to maintain retention.
The employment base includes technology, distribution, healthcare, and manufacturing employers within commutable distance, supporting workforce housing demand and resident retention. Specifically, nearby nodes include Intel, DISH Network’s distribution operations, Cardinal Health, International Paper, and Xerox State Healthcare.
- Intel Folsom FM5 — semiconductors (6.7 miles)
- DISH Network Distribution Center — logistics/telecom distribution (10.0 miles)
- Cardinal Health — healthcare distribution (10.2 miles)
- International Paper — packaging and paper products (14.8 miles)
- Xerox State Healthcare — healthcare IT/services (15.2 miles)
This Fair Oaks asset benefits from neighborhood-level occupancy that sits in the top tier nationally and a renter base sufficient to support ongoing demand. Elevated ownership costs relative to incomes in the neighborhood underpin sustained reliance on rentals, while a rent-to-income profile near 0.20 indicates manageable affordability pressure that can aid retention. Within 3 miles, population and household growth, coupled with rising incomes, point to a larger, better-capitalized renter pool that supports steady operations.
According to CRE market data from WDSuite, amenities skew toward strong grocery access and above-average dining density, with more limited café and park options—solid fundamentals for day-to-day convenience with some lifestyle trade-offs. Crime metrics track around the metro middle and better than the national midpoint for violent safety; still, recent mixed trends warrant routine monitoring in underwriting.
- High neighborhood occupancy and a durable renter base support leasing stability
- Elevated home values strengthen rental reliance and underpin pricing power
- 3-mile population and income growth expand the tenant pool and support NOI durability
- Grocery-anchored convenience and above-average dining access bolster livability
- Risk: amenity depth and mixed safety trends should be monitored in asset planning