| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 35th | Poor |
| Amenities | 21st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6920 Watt Ave, North Highlands, CA, 95660, US |
| Region / Metro | North Highlands |
| Year of Construction | 2010 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6920 Watt Ave, North Highlands CA Multifamily Investment
Neighborhood occupancy has trended strong, supporting leasing durability for a 112-unit asset, according to WDSuite’s CRE market data. Stability at the neighborhood level can help underpin cash flow through cycles when paired with prudent operations.
The property sits in an inner-suburb pocket of the Sacramento metro where neighborhood occupancy is high relative to peers (top quartile nationally), signaling steady renter demand rather than lease-up risk. Median contract rents in the neighborhood track above the national midpoint while the rent-to-income ratio around the area suggests manageable affordability pressure, which can aid retention and measured pricing power for professionally managed communities.
Within a 3-mile radius, population growth over the last five years and a projected increase in households point to a larger tenant base ahead, supporting occupancy stability for multifamily. The renter-occupied share of housing units in the neighborhood is in the above-median range for the metro, indicating a meaningful pool of renters for sustained demand.
Local amenity access is mixed: grocery availability is competitive among Sacramento neighborhoods (73rd percentile nationally), while cafés, parks, and pharmacies are limited within the immediate neighborhood. Average school ratings sit near the national midpoint, which may matter for family-oriented unit mixes, but are unlikely to be a primary demand driver compared with employment access and value positioning.
The submarket skews newer on average (neighborhood average construction year is 2020), while this asset’s 2010 vintage may require targeted capital planning for systems and interiors. That age gap can also support a value-add positioning against newer product by upgrading finishes and common areas to stay competitive without overbuilding cost into rents.
Ownership costs in the neighborhood are elevated relative to incomes (high national percentile for value-to-income), reinforcing renter reliance on multifamily housing. For investors, this dynamic can translate into deeper demand, steadier lease rolls, and potential resilience during for-sale market tightness.
Safety indicators benchmark favorably in a broader context: the neighborhood’s overall crime standing is stronger than most areas nationally (top quartile), and it ranks competitively among 561 Sacramento metro neighborhoods. Year-over-year, both violent and property offense measures show notable improvement, signaling a constructive trend rather than deterioration.
Conditions can vary block to block and over time, so investors should evaluate property-level measures and recent comps; however, the combination of competitive metro rank and improving trends provides a supportive backdrop when underwriting operations and tenant retention.
Nearby employers span healthcare distribution, logistics, healthcare services administration, paper and packaging, and semiconductor offices—supporting a broad workforce renter base and commute convenience for residents.
- Cardinal Health — healthcare distribution (8.0 miles)
- DISH Network Distribution Center — logistics/telecom distribution (11.2 miles)
- Xerox State Healthcare — healthcare services administration (11.9 miles)
- International Paper — paper & packaging (12.1 miles)
- Intel Folsom FM5 — semiconductor offices (12.2 miles)
This 112-unit, 2010-vintage community benefits from a neighborhood with high occupancy and a growing 3-mile renter pool, aligning with durable demand fundamentals. Elevated ownership costs in the area continue to support apartment living, while median rents remain within a range that can balance retention and measured growth. According to CRE market data from WDSuite, the neighborhood ranks in the top quartile nationally for occupancy, which can help underpin cash flow stability.
Relative to a newer neighborhood stock (average year built 2020), the asset’s vintage suggests practical value-add potential—focused on interiors, common areas, and aging systems—to sharpen competitiveness against newer deliveries. Amenity access is mixed but anchored by solid grocery coverage; investors should underwrite around limited park and café density and consider school ratings when sizing family-focused unit mixes.
- Strong neighborhood occupancy supports leasing stability and cash flow resilience
- Expanding 3-mile household base points to a larger tenant pool over the next cycle
- 2010 vintage versus newer neighborhood stock creates targeted value-add and CapEx opportunities
- Elevated ownership costs reinforce multifamily demand and potential retention advantages
- Risks: thinner café/park amenities and mixed school scores; calibrate underwriting and unit mix accordingly