| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 74th | Best |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5725 Main Ave, Orangevale, CA, 95662, US |
| Region / Metro | Orangevale |
| Year of Construction | 1986 |
| Units | 22 |
| Transaction Date | 2007-09-05 |
| Transaction Price | $1,700,000 |
| Buyer | WENIG RALPH W |
| Seller | MORELAND MORELAND & SHELTZER LLC |
5725 Main Ave, Orangevale CA Multifamily Investment
Stabilized suburban fundamentals and a relatively newer 1986 vintage position this 22-unit asset for steady tenant demand, according to WDSuite’s CRE market data. Neighborhood occupancy is in the low-90s and home values are elevated for the metro, supporting renter reliance on multifamily housing.
This Orangevale address sits in a suburban neighborhood rated A- within the Sacramento–Roseville–Folsom metro, indicating competitive livability among 561 metro neighborhoods. Local conveniences skew practical: grocery access and parks score in the upper national percentiles, while cafes and pharmacies are thinner, typical of lower-density suburbs. Average school ratings hover around mid-range, which supports family-oriented renter demand without commanding urban-core premiums.
For investors evaluating demand depth, the neighborhood’s occupancy is approximately 92.6% (neighborhood metric, not property-specific), with rents and incomes trending above national medians. Within a 3-mile radius, the renter-occupied share is roughly 30%, indicating a defined renter pool that can sustain leasing while still contending with strong ownership presence. The rent-to-income ratio around the neighborhood is moderate, which can reduce affordability pressure and support retention and pricing power.
The property’s 1986 construction is newer than the neighborhood’s average stock (late-1970s), which can enhance competitiveness versus older assets. Investors should still plan for modernization of aging systems and potential value-add interior updates to meet current renter expectations.
Demographics within 3 miles show measured population growth over the past five years and a projected increase through the mid-term. Household counts are expected to expand notably alongside a modest decline in average household size, which generally broadens the tenant base and supports occupancy stability for smaller and mid-sized unit mixes.
Home values in the neighborhood are elevated relative to many U.S. areas, and median contract rents trend high nationally. In investment terms, this creates a high-cost ownership market that reinforces rental demand and can underpin leasing stability, provided operators manage renewals and rent growth in line with local income trends.
Safety indicators compare favorably at the national level, with the neighborhood positioned in the upper third nationwide for overall safety. Recent trends are constructive: both property and violent offense estimates have declined year over year, signaling improvement in the near term. These figures reflect neighborhood-level metrics rather than property-specific security conditions.
Investors should continue to monitor metro and neighborhood trends for persistence of these improvements and incorporate standard on-site measures and lighting/visibility enhancements as part of ongoing asset management.
Nearby employment anchors provide a diversified base that supports renter demand through commute convenience, including technology, distribution, healthcare logistics, and public-sector services noted below.
- Intel Folsom FM5 — technology/design (2.7 miles)
- DISH Network Distribution Center — distribution/operations (13.8 miles)
- Cardinal Health — healthcare logistics (15.0 miles)
- International Paper — packaging/manufacturing offices (19.5 miles)
- Xerox State Healthcare — government health services (20.1 miles)
5725 Main Ave offers investors suburban stability in Orangevale with a 1986 vintage that is newer than much of the surrounding stock, creating a practical platform for value-add programing and system upgrades. Neighborhood metrics show occupancy in the low-90s and a renter pool supported by elevated home values and solid incomes, which can reinforce leasing and retention if rents track local wage growth. According to CRE market data from WDSuite, neighborhood rents and home values benchmark high nationally, while recent safety trends have improved year over year.
Within a 3-mile radius, forecasts point to continued population growth and a substantial increase in households alongside slightly smaller household sizes—conditions that typically expand the renter base for well-managed, mid-sized assets. Key employment nodes in Folsom and greater Sacramento underpin daily demand and reduce commute frictions, supporting occupancy durability over the hold period.
- Newer-than-area stock (1986) with value-add and modernization potential
- Neighborhood occupancy around low-90s supports income stability (neighborhood metric)
- Elevated ownership costs and solid incomes bolster multifamily demand and retention
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: strong ownership market can limit renter depth in certain segments; capex for 1980s systems and interiors may be required