| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Poor |
| Demographics | 54th | Fair |
| Amenities | 34th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8773 Oak Ave, Orangevale, CA, 95662, US |
| Region / Metro | Orangevale |
| Year of Construction | 1982 |
| Units | 97 |
| Transaction Date | --- |
| Transaction Price | $12,200,000 |
| Buyer | Larry Moorehead |
| Seller | SPS Healthcare |
8773 Oak Ave, Orangevale Multifamily Investment Opportunity
Suburban Orangevale shows resilient renter demand supported by a high-cost ownership market and steady household growth, according to WDSuite’s CRE market data. Investors can target value-add and retention strategies in a neighborhood where incomes are solid and occupancy trends are near national mid-range.
Orangevale is a suburban pocket within the Sacramento-Roseville-Folsom metro that balances neighborhood living with access to jobs and daily needs. Neighborhood ranking sits 373 among 561 metro neighborhoods (C+), signaling competitive positioning but not top-tier performance. For investors, this suggests underwriting for stable operations with targeted upgrades rather than assuming outsized momentum.
Local amenity depth is mixed: grocery options track above national norms (around the 68th percentile), and restaurants are comparable (about the 64th percentile), while parks, pharmacies, and cafes are limited. Average school ratings land near the 61st national percentile, a supportive signal for family-oriented renter households relative to many U.S. neighborhoods.
Within a 3-mile radius, demographics indicate population growth over the last five years and continued expansion ahead, with households projected to increase—expanding the tenant base and supporting occupancy stability. The renter-occupied share is smaller than in many urban cores, which can mean a thinner pool of renters but also less direct competition from dense multifamily clusters; higher household incomes in the area help sustain pricing and renewals for well-maintained assets.
Home values score in the mid-80s percentile nationally, pointing to a high-cost ownership market that can reinforce reliance on rental housing and support lease retention. Median contract rents in the neighborhood measure on the higher side nationally, yet rent-to-income ratios remain relatively manageable, helping mitigate affordability pressure and aiding collections and renewals for quality properties.
Safety indicators are mixed when viewed through metro versus national lenses. Within the Sacramento-Roseville-Folsom metro, the neighborhood’s crime rank is closer to the higher-crime side (rank 43 among 561 metro neighborhoods). Nationally, however, the area trends above average for safety, with overall crime levels around the 73rd percentile and violent offenses near the mid-to-upper range.
Recent directionality is constructive: both property and violent offense estimates show year-over-year declines, indicating improving conditions. For investors, this combination suggests cautious underwriting on security and lighting upgrades while recognizing that broader trends are moving favorably compared to many U.S. neighborhoods.
Proximity to established employers supports a stable renter base and commute convenience, particularly for professionals tied to technology and logistics. Notable regional employers include Intel, DISH Network, Cardinal Health, International Paper, and Xerox State Healthcare.
- Intel Folsom FM5 — technology (5.3 miles)
- DISH Network Distribution Center — logistics & distribution (14.4 miles)
- Cardinal Health — healthcare supply chain (14.5 miles)
- International Paper — packaging & manufacturing (19.0 miles)
- Xerox State Healthcare — healthcare services (19.3 miles)
Built in 1982, this 97-unit asset offers clear value-add and capital planning pathways—modernizations can enhance competitiveness against newer stock while preserving workforce reach. According to CRE market data from WDSuite, neighborhood occupancy trends sit near the national mid-range, and elevated home values in the area help sustain rental demand and retention for well-amenitized communities.
Investor underwriting can lean on an expanding 3-mile renter pool, healthy income profiles, and access to a diversified employment base. While neighborhood-level NOI metrics trail national leaders, operational upside exists through targeted renovations, expense discipline, and asset-specific amenity improvements that address the area’s limited park and cafe infrastructure.
- 1982 vintage positions the asset for value-add updates and operational upside
- High-cost ownership market supports rental demand and lease retention
- Expanding 3-mile household base and solid incomes support occupancy stability
- Access to regional employers (tech, logistics, healthcare) underpins renter demand
- Risks: owner-leaning tenure and mixed metro-relative safety call for prudent underwriting