| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 61st | Good |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6125 Hazel Ave, Orangevale, CA, 95662, US |
| Region / Metro | Orangevale |
| Year of Construction | 1987 |
| Units | 104 |
| Transaction Date | 2008-01-17 |
| Transaction Price | $10,600,000 |
| Buyer | Emeritus |
| Seller | --- |
6125 Hazel Ave Orangevale Multifamily Investment
Neighborhood fundamentals point to steady renter demand with occupancy above national medians and elevated home values supporting reliance on rentals, according to WDSuite’s CRE market data. This location offers stability over flash, with income levels that help sustain leasing while allowing for selective value-add execution.
Orangevale is an inner-suburb setting within the Sacramento-Roseville-Folsom metro that skews more owner-occupied than many rental-dense nodes, yet maintains a durable renter base. The neighborhood ranks 236 out of 561 metro neighborhoods overall (rating B), indicating competitive fundamentals without stretching into premium pricing tiers. Neighborhood occupancy is above national medians, supporting cash flow stability at multifamily assets, while the renter-occupied share is below the metro median—an owner-tilt that can translate to steadier tenant profiles and longer average stays.
Daily-needs access is a relative strength: grocery availability ranks near the top of the metro (66 of 561; top quartile nationally), and childcare density is similarly strong (63 of 561). Café and park options are limited within the neighborhood, suggesting more auto-oriented convenience than lifestyle clustering; investors should underwrite resident amenities and on-site activation accordingly. Average school ratings trend above national norms (about the 73rd percentile), a factor that can support retention for family renters.
Rent levels in the neighborhood benchmark high versus national comparisons (around the 92nd percentile), while the rent-to-income profile indicates less affordability pressure than many coastal hubs—conditions that tend to aid lease retention and reduce turnover risk. Median home values are elevated for the region, which sustains rental demand by keeping many households in the rental pool rather than moving to ownership, an important backdrop for pricing power and occupancy management.
Within a 3-mile radius, demographics show modest population growth in recent years with households increasing and average household size edging slightly lower. Looking ahead, forecasts indicate continued household growth, which should expand the local renter pool and support occupancy stability; if population growth trails household formation, that typically reflects smaller household sizes rather than new unit construction, a dynamic multifamily operators can capture with efficient floor plans and competitive amenities.
Relative safety trends are a constructive tailwind. The neighborhood sits around the 63rd percentile nationally for safety, indicating better-than-average conditions compared with neighborhoods across the country. Within the Sacramento-Roseville-Folsom metro, this places the area competitively among 561 neighborhoods rather than at the high-risk end of the spectrum.
Property and violent offense estimates have moved lower over the past year, a favorable directional trend investors can note when evaluating tenant retention and insurance assumptions. As always, risk varies block-to-block; underwriting should rely on site-level checks alongside metro and neighborhood data.
Proximity to key employers supports a diverse commuter tenant base and helps underpin leasing stability, particularly for workforce and professional renters tied to technology, logistics, and healthcare-adjacent services. Nearby employment anchors include Intel, DISH Network, Cardinal Health, International Paper, and Xerox State Healthcare.
- Intel Folsom FM5 — technology R&D and offices (4.0 miles)
- DISH Network Distribution Center — logistics and distribution (13.3 miles)
- Cardinal Health — medical distribution and services (13.9 miles)
- International Paper — paper and packaging operations (18.5 miles)
- Xerox State Healthcare — healthcare services administration (18.9 miles)
6125 Hazel Ave offers investors a suburban Sacramento positioning where neighborhood occupancy trends above national medians and rent levels are high relative to national benchmarks. Elevated home values in the area help sustain reliance on rentals, and the local income profile supports rent collections and lease retention. According to CRE market data from WDSuite, amenity coverage favors daily needs (groceries and childcare) over lifestyle clusters, which aligns with workforce-oriented demand and pragmatic, on-site amenity packages.
Built in 1987, the asset likely benefits from a value-add path focused on interiors, common areas, and targeted building systems, balancing modernization with capital efficiency. Within a 3-mile radius, household counts have increased and are projected to continue rising, expanding the tenant base and supporting occupancy stability even as the broader renter share remains lower than more urban nodes.
- Neighborhood occupancy sits above national medians, supporting steady cash flow
- Elevated home values and solid incomes reinforce rental demand and retention
- 1987 vintage presents clear value-add potential in interiors and common areas
- Daily-needs access (groceries, childcare) supports workforce housing appeal
- Risks: owner-tilted area with limited cafés/parks and recent softening trends require disciplined underwriting