| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 64th | Good |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1 Quay Ct, Sacramento, CA, 95831, US |
| Region / Metro | Sacramento |
| Year of Construction | 1979 |
| Units | 98 |
| Transaction Date | 2016-06-03 |
| Transaction Price | $190,000 |
| Buyer | KMF XII SACRAMENTO LLC |
| Seller | POCKET TOWNHOMES LLC |
1 Quay Ct, Sacramento CA multifamily investment thesis
Positioned in an inner-suburban pocket with stable neighborhood occupancy and high nearby incomes, the asset benefits from resilient renter demand according to WDSuite’s CRE market data.
Located in Sacramento’s inner suburbs, the neighborhood surrounding 1 Quay Ct ranks competitive among the 561 metro neighborhoods (overall rank 162), reflecting a balanced mix of livability and demand drivers for multifamily investors. Cafes and restaurants are accessible, with cafe density in the top quartile nationally and grocery access above national averages, while limited park, pharmacy, and childcare density suggests some households may rely on amenities in adjacent areas.
Neighborhood renter-occupied share is moderate (34.2%), indicating a diversified housing base that supports a steady but not saturated tenant pool. For investors, this points to depth for workforce and professional renters without overreliance on transient demand, a dynamic that can aid occupancy stability and lease retention.
Within a 3-mile radius, demographics show population growth over the past five years with further expansion projected, alongside rising household counts and income gains. This trajectory implies a larger tenant base and potential support for rent levels over time, provided asset positioning aligns with evolving renter preferences and unit mix.
Median home values sit in a high-cost ownership market (around the 91st percentile nationally) and median contract rents are above national norms, which together can sustain rental reliance while keeping rent-to-income ratios near the national midline. Average school ratings trend slightly above national averages, which can bolster family renter appeal for appropriately configured units.
Vintage context: the submarket skews to 1970 stock on average; a 1979 property can compete against older buildings while still warranting selective modernization of systems and finishes to maintain positioning versus refreshed comparables.
Safety indicators are mixed relative to the Sacramento-Roseville-Folsom metro. The neighborhood’s crime rank sits above the metro median (rank 225 among 561), and it trends around the national midrange overall. However, recent year-over-year improvements are notable, with sharp declines in both property and violent offense rates, placing the area among stronger improvers nationally.
Nationally, property offense levels benchmark below average while violent offense levels benchmark weaker; investors should underwrite to this mixed profile but recognize the recent downtrend as a constructive signal. As always, evaluate property-level measures (lighting, access control, visibility) and immediate block conditions to support resident retention and leasing.
Nearby employers span distribution, healthcare services, and technology, supporting commute convenience and a stable renter funnel likely to favor workforce and professional households.
- International Paper — packaging & paper (3.8 miles)
- Xerox State Healthcare — healthcare IT/services (5.5 miles)
- Cardinal Health — medical distribution (6.8 miles)
- DISH Network Distribution Center — logistics & distribution (8.0 miles)
- Intel Folsom FM5 — semiconductors (21.8 miles)
This 98-unit, 1979-vintage asset sits in a competitive inner-suburban neighborhood where renter demand is reinforced by high regional home values and near-midline rent-to-income levels. According to CRE market data from WDSuite, neighborhood occupancy is around the national midrange, and the renter-occupied share is moderate, indicating a steady tenant base rather than a highly transient one. The vintage suggests relative competitiveness versus older 1970s stock, with opportunity to create value through targeted modernization and operating improvements.
Within a 3-mile radius, recent population growth and a projected rise in households point to a larger renter pool over the next several years, while above-average incomes can help support pricing for well-positioned units. Amenity access for food and daily needs is favorable, though limited park, pharmacy, and childcare density may call for amenity programming that resonates with residents on-site. Crime trends have improved meaningfully year over year; underwriting should still reflect mixed benchmarks versus national norms, but the direction of change is constructive.
- Inner-suburban location with competitive metro rank and diversified renter base supporting occupancy stability
- 1979 vintage provides value-add potential through systems refresh and interior upgrades versus older local stock
- High home values and healthy incomes reinforce rental demand and potential pricing power for well-positioned units
- Demographic expansion within 3 miles indicates a growing renter pool to support leasing and retention
- Risks: mixed safety benchmarks and limited park/childcare density warrant thoughtful on-site amenities and security planning