| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Poor |
| Demographics | 54th | Fair |
| Amenities | 34th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8721 Greenback Ln, Orangevale, CA, 95662, US |
| Region / Metro | Orangevale |
| Year of Construction | 1991 |
| Units | 73 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8721 Greenback Ln Orangevale Multifamily Investment, 73 Units
Positioned in a suburban Sacramento corridor where renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. Neighborhood occupancy trends are around national norms, with rent levels indicating room for durable, income-focused operations.
Orangevale offers suburban livability with everyday conveniences and proximity to job centers in Folsom and greater Sacramento. Grocery access ranks above the metro median among 561 neighborhoods, while restaurants are near the metro middle; cafes and parks are thinner locally, so residents rely on nearby corridors for lifestyle options. For investors, this translates to solid day-to-day utility rather than destination retail, with leasing driven more by commute convenience than entertainment density.
Neighborhood schools average roughly 3 out of 5 and sit in the top quartile among 561 Sacramento-Roseville-Folsom neighborhoods, a factor that can help retention for family-oriented renters. Median home values sit in higher national percentiles, signaling a high-cost ownership market that can sustain multifamily demand and support pricing power over time, particularly for well-maintained assets.
Within a 3-mile radius, demographics indicate a stable and growing tenant base: population has expanded in recent years, households are up, and forecasts point to further household growth through 2028. This implies a larger renter pool over time and supports occupancy stability for well-positioned assets.
Tenure data within 3 miles shows about one-third of housing units are renter-occupied, providing a meaningful base of multifamily demand without overconcentration. With a rent-to-income profile that points to manageable affordability pressure relative to incomes, operators can focus on retention and disciplined renewals rather than heavy concessions.
Safety indicators point to encouraging trends: estimated property offenses are in a higher national safety percentile and have declined notably year over year, while violent offense measures are around the middle to slightly safer nationally. For investors, this suggests a context where day-to-day risk management is standard rather than exceptional, and improvements have been moving in a favorable direction.
As always, safety can vary by block and over time. Investors should pair these neighborhood-level signals with on-the-ground diligence and recent comparables to calibrate leasing strategies and operating assumptions.
The location draws from a diversified employment base anchored by technology, logistics, and healthcare services in and around Folsom and Sacramento, supporting workforce housing demand and commute-friendly leasing.
- Intel Folsom FM5 — semiconductors/offices (4.3 miles)
- DISH Network Distribution Center — distribution/logistics (13.2 miles)
- Cardinal Health — healthcare distribution (13.8 miles)
- International Paper — paper and packaging (18.4 miles)
- Xerox State Healthcare — healthcare IT/services (18.8 miles)
Built in 1991, the asset fits a classic value-add profile for Orangevale: competitive versus older stock with clear opportunities for modernization, common-area updates, and systems planning that can enhance positioning against newer comparables. Based on CRE market data from WDSuite, the surrounding neighborhood shows occupancy near national norms and rent levels supported by elevated local home values, which can reinforce reliance on rental housing.
Within a 3-mile radius, population and household counts have grown and are projected to continue expanding, signaling a larger tenant base over the next several years. A meaningful share of housing units are renter-occupied, and rent-to-income dynamics indicate manageable affordability pressure—favorable for retention and steady renewal strategies. The primary watch items are modest amenity depth in the immediate area and recent softening in neighborhood occupancy, both of which place a premium on property-level upgrades and targeted marketing.
- 1991 vintage with value-add potential through interior and common-area updates
- Elevated home values locally support sustained renter demand and pricing power
- 3-mile demographics show population and household growth, expanding the renter pool
- Rent-to-income profile suggests manageable affordability pressure aiding retention
- Risks: thinner nearby amenities and recent neighborhood occupancy softening require proactive operations