| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Poor |
| Demographics | 15th | Poor |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4146 Madison Ave, North Highlands, CA, 95660, US |
| Region / Metro | North Highlands |
| Year of Construction | 1987 |
| Units | 86 |
| Transaction Date | 2001-07-09 |
| Transaction Price | $4,300,000 |
| Buyer | GARAVENTA LUIGI |
| Seller | COTTONWOOD APARTMENTS SACRAMENTO LLC |
4146 Madison Ave, North Highlands Multifamily Investment
Neighborhood occupancy has held in the mid-90s, supporting stable leasing fundamentals for an 86-unit asset, according to WDSuite’s CRE market data. With roughly half of nearby housing units renter-occupied, the tenant base is broad enough to support consistent demand.
Situated in North Highlands’ inner-suburban fabric of the Sacramento metro, the property benefits from steady renter demand and access to core services. Neighborhood occupancy trends sit above national averages, while the local renter concentration is near half of units—factors that generally support leasing stability and renewal potential for multifamily operators.
Livability is serviceable for workforce renters: groceries and everyday retail are accessible and dining density compares favorably within the metro, though cafe options and pharmacies are limited. Amenity performance is around the metro median among 561 neighborhoods, while nationally it tracks modestly below average—useful context for positioning the asset on value and convenience rather than lifestyle premiums.
Vintage positioning is a relative advantage: built in 1987, the asset is newer than much of the surrounding housing stock (neighborhood average construction year skews older). That typically reduces near-term obsolescence risk versus pre-1970s stock, but systems are still approaching mid-life, so investors should plan for targeted capital improvements and value-add upgrades to sustain competitiveness.
Within a 3-mile radius, population and household counts have grown and are projected to expand further, indicating a larger tenant base over time. Rising incomes alongside rent growth suggest pricing power is possible, but lease management should balance rent objectives with retention given some affordability pressure. These dynamics align with prudent underwriting and commercial real estate analysis focused on demand depth and renewal performance, based on WDSuite’s market signals.
Safety conditions in the neighborhood are weaker than many Sacramento areas, with crime levels ranking in the lower tier among 561 metro neighborhoods. Compared with neighborhoods nationwide, the area sits below average for safety. Recent trends point to a notable decline in violent incidents year over year, signaling improvement, while property-related offenses remain an operational consideration for on-site management.
For investors, this translates to practical measures rather than deterrents: emphasize lighting, access controls, and resident engagement, and budget for security-minded improvements. Monitoring the trajectory—especially the recent improvement in violent offense rates—can help balance risk management with leasing and retention goals.
Proximity to healthcare distribution, logistics, advanced manufacturing, and enterprise services supports a broad commuter tenant base and helps underpin weekday occupancy and renewals. Key nearby employers include Cardinal Health, DISH Network, Intel, International Paper, and Xerox State Healthcare.
- Cardinal Health — healthcare distribution (6.8 miles)
- DISH Network Distribution Center — logistics & distribution (9.0 miles)
- Intel Folsom FM5 — semiconductors (11.0 miles)
- International Paper — packaging & paper products (11.3 miles)
- Xerox State Healthcare — healthcare IT/services (11.5 miles)
This 86-unit 1987-vintage asset offers a practical balance of workforce appeal and operational durability. It is newer than much of the surrounding housing stock, supporting competitive positioning with selective renovations rather than full repositioning. Neighborhood-level occupancy trends are solid by national standards, and roughly half of nearby housing units are renter-occupied—both supportive of tenant depth and renewal potential. According to CRE market data from WDSuite, local rent levels have advanced over time alongside household income gains, indicating capacity for disciplined rent growth with attention to retention.
Forward-looking 3-mile demographics point to population and household growth, which can expand the renter pool. Amenity access is adequate for daily needs, with dining and groceries comparatively stronger than specialty options. Key risks include below-average safety compared with the metro and some affordability pressure, suggesting a focus on security-minded capex and thoughtful lease management.
- 1987 vintage is newer than nearby stock, enabling targeted value-add versus full repositioning
- Neighborhood occupancy trends above national averages support leasing stability and renewals
- Renter concentration near half of units indicates demand depth for multifamily operators
- Growing 3-mile population and households expand the tenant base over the medium term
- Risks: below-average safety and affordability pressure call for security-focused capex and careful lease management