| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 69th | Good |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4920 Vir Mar St, Fair Oaks, CA, 95628, US |
| Region / Metro | Fair Oaks |
| Year of Construction | 1980 |
| Units | 52 |
| Transaction Date | 2015-01-08 |
| Transaction Price | $2,300,000 |
| Buyer | WRIGHT RICHTER |
| Seller | E R FAIRWAY ASSOCIATES I |
4920 Vir Mar St Fair Oaks Multifamily Investment
Neighborhood occupancy is strong and has trended up, supporting stable leasing dynamics for a 52-unit asset in Fair Oaks, according to WDSuite’s CRE market data.
This Inner Suburb location in Fair Oaks posts a B neighborhood rating with occupancy that sits well above national norms (95th percentile) and ranks 74th of 561 Sacramento-area neighborhoods, indicating durable renter demand at the neighborhood level. Renter-occupied housing represents a meaningful share of local units (79th percentile nationally), which typically supports a deeper tenant base and steadier renewal activity for multifamily assets.
Amenities are mixed: grocery access is a relative strength (86th percentile nationally; rank 117 of 561 metro neighborhoods), and restaurant density is competitive (70th percentile; rank 231 of 561). However, cafes, parks, and pharmacies are sparse immediately nearby, so residents often rely on surrounding commercial corridors for lifestyle and services. These patterns suggest convenience for daily needs with some trade-offs on walkable variety.
Within a 3-mile radius, demographics point to a larger tenant base over time: population and households grew over the last five years and are projected to continue expanding through 2028, with household incomes rising alongside. This growth, drawn from WDSuite’s multifamily property research, supports occupancy stability and prospective rentability, while a low neighborhood rent-to-income ratio (28th percentile nationally) indicates room to manage pricing without outsized retention risk relative to higher-burden submarkets.
Ownership costs are elevated versus national benchmarks (home values in the 86th percentile), which tends to reinforce reliance on rental housing and supports leasing depth. The property’s 1980 vintage is slightly newer than the neighborhood’s average construction year (1976), suggesting competitive positioning versus older stock; investors should still plan for systems modernization and targeted renovations to meet current renter expectations.
Neighborhood safety indicators track near national averages overall, with crime metrics around the 51st–53rd national percentiles and a rank near the metro middle (292 of 561 neighborhoods). Violent-offense measures skew comparatively better (69th percentile nationally), though the most recent year shows a modest uptick. For investors, this profile suggests a typical suburban risk environment for Sacramento, with monitoring of trend direction prudent during underwriting and hold.
Nearby employers provide a diversified white-collar and logistics employment base that supports commuter demand and leasing stability for workforce and professional renters. Notable employers within a typical drive include:
- Intel Folsom FM5 — semiconductor design and operations (6.6 miles)
- DISH Network Distribution Center — logistics and distribution (10.1 miles)
- Cardinal Health — healthcare distribution (10.3 miles)
- International Paper — packaging and paper products (14.9 miles)
- Xerox State Healthcare — healthcare administration services (15.3 miles)
4920 Vir Mar St offers exposure to a Sacramento inner-suburban neighborhood with high occupancy, a substantial renter-occupied share, and proximity to diversified employment nodes. According to CRE market data from WDSuite, neighborhood occupancy sits in the upper national range and grocery access is comparatively strong, supporting daily convenience and leasing durability. Elevated home values in the area further sustain multifamily demand by making ownership relatively costly, which can support retention and pricing power with prudent lease management.
Built in 1980, the asset is slightly newer than the neighborhood’s average stock, positioning it competitively versus older 1970s inventory while still offering value-add potential through system upgrades and contemporary finishes. Within a 3-mile radius, population and household growth—coupled with rising incomes—points to a widening tenant base, though investors should account for uneven amenity depth and monitor safety trends as part of risk management.
- High neighborhood occupancy and meaningful renter concentration support stable leasing
- Elevated ownership costs reinforce reliance on rental housing and retention
- 1980 vintage offers value-add and systems modernization potential versus older stock
- Expanding 3-mile population and households broaden the tenant base over time
- Risks: uneven nearby amenities and modest safety fluctuations warrant underwriting diligence