| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Fair |
| Demographics | 64th | Good |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9349 Hallenoak Ln, Orangevale, CA, 95662, US |
| Region / Metro | Orangevale |
| Year of Construction | 1979 |
| Units | 94 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9349 Hallenoak Ln Orangevale CA Multifamily Investment
Neighborhood occupancy is about 96.5% and in the top quintile nationally, supporting steady leasing fundamentals according to WDSuite’s CRE market data. With an A-rated inner-suburban location, the asset benefits from strong renter demand and proximity to major employment nodes.
Orangevale’s A-rated neighborhood (ranked 73 of 561 in the Sacramento-Roseville-Folsom metro) offers above-median fundamentals for investors. Amenity access is a relative strength, with the area performing in the top quartile among metro peers, and nationally strong density of restaurants, cafes, groceries, childcare, and pharmacies. Average school ratings near 4 out of 5 place the neighborhood in the top quartile nationwide, which can support retention for family-oriented renter households.
Renter-occupied share in the neighborhood is around 30%, indicating a moderate renter concentration that supports demand for professionally managed apartments while avoiding oversaturation. Neighborhood occupancy is about 96.5% (80th percentile nationally), suggesting resilient absorption and limited downtime risk through typical cycles. Median contract rents in the neighborhood are in the mid-$1,600s and have risen meaningfully over five years, aligning with the metro s expansion and signaling sustained pricing power for well-managed assets.
Demographic statistics aggregated within a 3-mile radius show recent population growth with households trending higher, and forecasts point to further household expansion over the next five years — factors that typically widen the tenant base and support occupancy stability. Income levels in the 3-mile radius are high by regional standards, with upward trends that bolster rent collections and deepen demand for renovated units. In a high-cost ownership context (home values near the 80th national percentile and a value-to-income ratio around the upper quartile), multifamily rentals remain an accessible option, which can enhance lease retention for quality properties.
The property s 1979 vintage is newer than the neighborhood s older housing stock (average construction year 1952). This positioning can be competitively advantageous versus pre-1960s assets, while still leaving room for targeted modernization of unit interiors and building systems to capture premium rents where feasible. Based on commercial real estate analysis from WDSuite, this combination of relative vintage advantage and demand depth supports a balanced value-add approach.
Safety indicators are generally favorable in a comparative sense. The neighborhood s crime ranking sits in the upper tier of Sacramento-Roseville-Folsom neighborhoods (rank 135 of 561, indicating stronger safety relative to many peers) and around the 64th percentile nationwide. Recent trend data points to improvement, with notable year-over-year declines in estimated property offenses and a modest decline in violent offenses, reinforcing a stable operating backdrop without overstating block-level conditions.
Proximity to established employers underpins a durable renter base and commute convenience, supporting workforce housing demand tied to technology, distribution, healthcare logistics, and public-sector services.
- Intel Folsom FM5 — technology campus (2.8 miles)
- DISH Network Distribution Center — distribution (13.9 miles)
- Cardinal Health — healthcare logistics (15.0 miles)
- International Paper — paper & packaging (19.6 miles)
- Xerox State Healthcare — government health services (20.1 miles)
Positioned in an A-rated, inner-suburban neighborhood with occupancy around 96.5% and above the metro median, this 94-unit asset benefits from a steady demand base and nationally competitive amenity access. Elevated home values in the area reinforce renter reliance on multifamily housing, while rent levels and income growth trends indicate room for disciplined revenue management, according to CRE market data from WDSuite.
Built in 1979, the property is newer than much of the surrounding housing stock, providing a relative edge versus older assets while still offering value-add potential through targeted interior upgrades and system modernization. The moderate renter concentration and nearby employment hubs support leasing durability; investors should plan for ongoing capital needs typical of late-1970s construction and monitor limited park access in the immediate area when positioning amenities.
- A-rated inner-suburban location with above-median occupancy supports stable leasing
- 1979 vintage is newer than area average, with clear value-add/modernization upside
- High ownership costs in the area sustain renter demand and potential retention
- Proximity to major employers underpins workforce demand and absorption
- Risks: aging building systems, smaller local park inventory, and a moderate renter pool