| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 61st | Good |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6120 Beech Ave, Orangevale, CA, 95662, US |
| Region / Metro | Orangevale |
| Year of Construction | 1988 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6120 Beech Ave Orangevale Multifamily Investment
Neighborhood occupancy trends sit above national averages and elevated ownership costs support durable renter demand, according to WDSuite’s CRE market data, positioning this asset for stable performance in Sacramento’s inner suburbs.
Orangevale’s inner-suburban setting delivers balanced fundamentals for a 24-unit asset. Neighborhood occupancy is above the national average and competitive for the Sacramento-Roseville-Folsom metro, though it has softened modestly over five years; this is a neighborhood metric, not specific to the property. Rents in the neighborhood are in the top quartile among 561 metro neighborhoods and well above national norms, signaling pricing power where assets are well-maintained, per WDSuite’s CRE market data.
Household incomes in the neighborhood rank above most areas nationally, and median home values are elevated compared with the U.S. This higher-cost ownership environment tends to reinforce reliance on multifamily, aiding lease retention and supporting rent collections during typical turnover cycles.
Within a 3-mile radius, demographics show steady population growth over the last five years with further near-term increases projected, alongside a notable rise in households and a slight reduction in average household size. For investors, that points to a larger tenant base and more renters entering the market, which can support occupancy stability and absorption for well-positioned units.
Local amenities skew practical: grocery access is strong relative to both metro and national baselines, while cafés, parks, and pharmacies are more limited immediately nearby. Public school ratings are in the top quartile among 561 Sacramento metro neighborhoods and above national averages, which often supports family-oriented renter retention. Overall livability is rated "B" and ranks above the metro median, indicating competitive positioning among peer neighborhoods without the pricing volatility of the urban core.
Neighborhood safety metrics compare favorably with much of the Sacramento-Roseville-Folsom metro (ranked competitively among 561 neighborhoods) and sit above the national midpoint, according to WDSuite’s CRE market data. This is a neighborhood-level view, not a property-specific measure.
Recent trend data indicates year-over-year declines in both property and violent offense rates at the neighborhood level, with improvement outpacing many areas nationwide. For investors, a trajectory of improving safety can support leasing velocity and retention, while still warranting standard risk management and on-site security practices typical for suburban assets.
The area draws from a diversified employment base anchored by technology, distribution, and healthcare administration, supporting workforce housing demand and commute convenience for renters. Employers below reflect key drivers accessible from the neighborhood.
- Intel Folsom FM5 — semiconductor R&D and offices (4.1 miles)
- DISH Network Distribution Center — logistics & distribution (13.2 miles)
- Cardinal Health — healthcare distribution (13.8 miles)
- International Paper — paper & packaging operations (18.4 miles)
- Xerox State Healthcare — healthcare IT & admin services (18.8 miles)
6120 Beech Ave benefits from a neighborhood where rents trend in the top quartile metro-wide and occupancy is above national averages, according to CRE market data from WDSuite. Elevated home values in the area reinforce reliance on rental housing, supporting depth of demand and potential pricing power for renovated units.
Built in 1988, the asset presents clear value-add and capital planning angles: modernizing interiors, systems, and common areas can improve competitiveness versus newer product while capturing rent premiums supported by local incomes. Within a 3-mile radius, steady population growth and a projected increase in households point to renter pool expansion that can sustain leasing and retention across market cycles.
- Neighborhood rents in top quartile metro-wide, with above-national occupancy supporting income stability
- 1988 vintage offers value-add potential through targeted renovations and system upgrades
- Elevated ownership costs locally reinforce multifamily demand and lease retention
- Within 3 miles, population and households are set to grow, expanding the tenant base
- Risks: modest softening in neighborhood occupancy and limited nearby lifestyle amenities warrant conservative underwriting