| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Poor |
| Demographics | 54th | Fair |
| Amenities | 34th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6900 Almond Ave, Orangevale, CA, 95662, US |
| Region / Metro | Orangevale |
| Year of Construction | 1974 |
| Units | 121 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6900 Almond Ave Orangevale Suburban Multifamily Investment
Neighborhood occupancy sits in the low-90s and rents benchmark high nationally, pointing to durable renter demand supported by solid household incomes, according to WDSuite’s CRE market data.
Orangevale’s suburban setting offers everyday conveniences that matter to renters — grocery access is above the metro median among 561 neighborhoods in the Sacramento-Roseville-Folsom area, and restaurants are similarly positioned, while cafés and parks are comparatively limited. For investors, this mix supports day-to-day livability but may temper lifestyle-driven premiums.
Average school ratings in the neighborhood trend above the national median (per WDSuite metrics), which can aid family-oriented retention. Childcare access is competitive among Sacramento-Roseville-Folsom neighborhoods (ranked within the stronger 40% of 561), adding depth to the local family renter base.
Rents in the neighborhood sit in higher national percentiles, while the neighborhood’s rent-to-income ratio reads as relatively manageable. That combination can support pricing power without meaningfully increasing near-term retention risk, provided unit finishes and operations remain competitive.
Within a 3-mile radius, the share of housing units that are renter-occupied is modest relative to owners. For multifamily operators, this usually indicates a stable but finite renter pool with some competition from ownership options; product differentiation and thoughtful value-add execution help sustain occupancy and leasing velocity.
Demographics within a 3-mile radius point to population growth and a projected increase in households over the next five years, expanding the local tenant base and supporting occupancy stability. The neighborhood’s C+ rating places it mid-pack within the metro, underscoring the importance of operational execution and targeted upgrades to capture demand.
Safety indicators are mixed in a way many investors recognize: the neighborhood compares favorably at the national level (top quartile nationally), yet within the Sacramento-Roseville-Folsom metro it ranks closer to higher-crime cohorts (toward the lower end among 561 neighborhoods). Recent trend lines are constructive, with notable one-year declines in both property and violent offense estimates, which can support leasing confidence if sustained.
Estimated property offenses fell by roughly half year over year and violent offense estimates also decreased, based on WDSuite data. While no single metric should drive underwriting, the improving trajectory helps frame retention and marketing strategies alongside standard onsite security practices.
Proximity to major corporate offices provides a broad employment base and convenient commutes for renters, supporting leasing stability for workforce housing. Nearby employers include technology, distribution, healthcare, and industrial operations listed below.
- Intel Folsom FM5 — technology offices (5.2 miles)
- DISH Network Distribution Center — distribution (13.7 miles)
- Cardinal Health — healthcare distribution (13.8 miles)
- International Paper — packaging & paper (18.4 miles)
- Xerox State Healthcare — healthcare administration services (18.7 miles)
6900 Almond Ave is a 121-unit, 1974-vintage suburban community in Orangevale that aligns with workforce demand drivers: neighborhood rents benchmark high nationally, the rent-to-income profile reads as manageable, and the 3-mile area shows population growth with a projected increase in households — together supporting a larger tenant base and steady leasing. The 1974 construction suggests clear value-add pathways (exterior refresh, interior modernizations, systems updates) to defend and extend competitive positioning against newer stock.
Neighborhood occupancy is in the low-90s with some softening over the last five years, underscoring the importance of active asset management. Even so, according to CRE market data from WDSuite, local home values are elevated relative to incomes — a dynamic that can reinforce renter reliance on multifamily housing and support pricing power when paired with targeted renovations and strong service quality.
- 121 units with suburban fundamentals and a renter base supported by population growth within a 3-mile radius
- 1974 vintage presents value-add and modernization levers to enhance NOI and competitiveness
- High national rent positioning with manageable rent-to-income supports retention and measured pricing power
- Risk: limited café/park access and recent occupancy softening require focused amenities and leasing execution