| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Poor |
| Demographics | 15th | Poor |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3609 Myrtle Ave, North Highlands, CA, 95660, US |
| Region / Metro | North Highlands |
| Year of Construction | 1989 |
| Units | 26 |
| Transaction Date | 2013-01-24 |
| Transaction Price | $1,920,000 |
| Buyer | VS ELITE PROPERTIES LLC |
| Seller | 3609 MYRTLE PROPERTIES |
3609 Myrtle Ave North Highlands Multifamily Investment
Neighborhood occupancy is relatively stable with solid renter concentration, supporting demand resilience for a 26-unit asset, according to WDSuite’s CRE market data.
Located in an inner-suburban pocket of the Sacramento metro, the neighborhood carries a C- rating and ranks 517 out of 561 metro neighborhoods, signaling a value-oriented submarket where investors focus on cashflow and operational execution. Occupancy for the neighborhood is in the upper tier versus many U.S. neighborhoods (72nd percentile nationally), which has supported leasing stability even as broader markets normalized.
Everyday amenities are mixed. Grocery and parks access land in the top quartile nationally, while restaurants are also top quartile. However, the neighborhood shows limited density of cafes and pharmacies, implying residents rely on nearby corridors for certain services. School ratings benchmark at the lower end of local options, so asset positioning should emphasize unit quality, convenience, and price-to-product fit rather than school-driven demand.
Renter demand and tenure dynamics: Renter-occupied share is high for the metro (48.8% of housing units; 87th percentile nationally), indicating a deep tenant base and steady leasing funnel. Median contract rents in WDSuite’s neighborhood dataset have risen over the past five years, supporting achievable renewal growth when paired with resident experience and targeted upgrades.
Vintage and competitive positioning: With an average neighborhood construction year of 1967, a 1989-vintage property is materially newer than much of the local stock. That position can improve curb appeal and operating reliability versus older comparables, while still leaving room for selective renovations and system updates to drive rent trade-outs and retention.
Three-mile demographics: Within a 3-mile radius, recent years show population and household growth, with WDSuite data indicating a larger household count and a modestly smaller average household size. Forward-looking projections point to additional population and household increases by 2028, which supports a larger tenant base and helps underpin occupancy. Median home values in the neighborhood sit mid-range for the region; ownership is a higher-cost commitment for many households, which can sustain reliance on multifamily rentals and aid lease retention.
Safety indicators are mixed and should be underwritten conservatively. The neighborhood’s crime rank is in the weaker half among 561 Sacramento metro neighborhoods, and national comparisons place it below the median for safety. That said, WDSuite’s data shows a meaningful year-over-year decline in estimated violent offenses (a stronger trend relative to many U.S. neighborhoods), suggesting recent improvement. Operators typically respond with lighting, access control, and resident engagement to support on-site conditions.
The employment base nearby blends healthcare distribution, telecom logistics, packaging, healthcare services, and semiconductors—providing commute-friendly options that support workforce renter demand and leasing stability for North Highlands assets.
- Cardinal Health — healthcare distribution (6.1 miles)
- DISH Network Distribution Center — telecom logistics (8.6 miles)
- International Paper — packaging & paper (10.5 miles)
- Xerox State Healthcare — healthcare services (10.7 miles)
- Intel Folsom FM5 — semiconductors (11.6 miles)
3609 Myrtle Ave offers a mid-sized, 26‑unit footprint with average unit sizes around 936 sq. ft., positioned in a renter-heavy Sacramento submarket where neighborhood occupancy trends remain firm. Based on CRE market data from WDSuite, the area’s renter concentration and stable occupancy support income durability, while newer-than-average vintage (1989 versus a 1967 neighborhood average) creates a competitive edge over older stock and leaves room for targeted value-add to lift renewals and trade-outs.
Three-mile demographics show recent population and household growth, with projections indicating further expansion by 2028—favorable for a larger tenant funnel and sustained occupancy. Ownership costs are mid-range locally, reinforcing reliance on rental housing; at the same time, a rent-to-income profile near 30% calls for disciplined lease management to protect retention. Operators who pair pragmatic capital plans with strong resident experience are positioned to capture steady demand while managing expense creep and safety-related operational needs.
- Stable neighborhood occupancy and high renter concentration support income consistency
- 1989 vintage is newer than much of the local stock, enabling targeted value-add and operational reliability
- Three-mile population and household growth expand the tenant base and support leasing velocity
- Mid-range ownership costs sustain rental demand and aid renewal prospects
- Risks: below-median safety metrics and uneven amenity mix require active management and underwriting discipline