| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 36th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1131 Bell St, Sacramento, CA, 95825, US |
| Region / Metro | Sacramento |
| Year of Construction | 1980 |
| Units | 54 |
| Transaction Date | 2006-11-29 |
| Transaction Price | $4,750,000 |
| Buyer | KHM HOLDINGS LLC |
| Seller | RUSSELL WAYNE CHARLES |
1131 Bell St, Sacramento CA — Multifamily Investment Profile
Strong renter concentration and dense daily-needs amenities signal durable tenant demand, according to WDSuite’s CRE market data, with operations focused on managing affordability and occupancy relative to the metro.
This Urban Core pocket of Sacramento balances everyday convenience with investment practicality. Restaurant and grocery access rank in the top tier nationally, indicating a walkable daily-needs ecosystem that supports leasing velocity and retention. By contrast, limited nearby parks and pharmacies suggest residents rely more on private amenities and off-corridor services, which operators should factor into positioning.
At the neighborhood level, occupancy trends sit below the metro median (ranked 478 of 561 Sacramento neighborhoods), so underwriting should emphasize leasing execution and competitive differentiation. Renter-occupied share is very high in this neighborhood, pointing to a deep tenant base and reinforcing demand for multifamily product. Median contract rents are in the upper quartile nationally, while 5‑year rent growth has been solid, supporting revenue resilience if operators maintain product-quality parity.
Within a 3‑mile radius, population and household counts have expanded in recent years, with additional growth projected, pointing to a larger tenant base and ongoing demand for rental units. The mix skews toward working-age cohorts, which can aid lease-up and renewals for well-located workforce housing. For investors, this growth backdrop helps offset pockets of operational softness by widening the prospective renter pool.
Home values are elevated relative to incomes (upper-national percentile by value-to-income), creating a high-cost ownership market that tends to sustain reliance on rentals and support pricing power for well-run assets. Rent-to-income levels near this property imply some affordability pressure; proactive lease management and value-focused upgrades can mitigate retention risk while preserving occupancy stability.
School ratings for the surrounding neighborhood score low nationally, which may temper appeal for family renters; however, the amenity density and commute convenience remain competitive among Sacramento submarkets for workforce-oriented demand. Operators should tailor unit mix and amenities accordingly.
Relative to Sacramento peer neighborhoods, this area’s safety rank is toward the lower end (crime rank 488 out of 561), translating to below-average safety compared with the metro and a low national percentile. For investors, this typically necessitates thoughtful security measures and community management to support resident satisfaction and leasing performance.
Recent trend data indicate a notable year-over-year improvement in violent-offense rates (strong improvement percentile nationally), while property offenses remain elevated. The mixed picture suggests operators should budget for ongoing safety initiatives while monitoring whether the improvement trend in violent incidents continues.
Nearby employment nodes feature healthcare logistics, telecom distribution, packaging & paper, healthcare IT, and semiconductors — a diversified base that supports renter demand through commute convenience and broad occupational mix.
- Cardinal Health — healthcare logistics (2.9 miles)
- DISH Network Distribution Center — telecom distribution (4.1 miles)
- International Paper — packaging & paper (7.1 miles)
- Xerox State Healthcare — healthcare IT (8.0 miles)
- Intel Folsom FM5 — semiconductors (13.9 miles)
This 54‑unit multifamily asset benefits from a deep renter base and strong daily-needs coverage, with restaurants and groceries ranking among the highest tiers nationally. Neighborhood occupancy sits below the metro median, so value creation hinges on hands‑on leasing, compelling unit finishes, and service consistency. Elevated ownership costs in the area tend to sustain rental reliance, while 3‑mile population and household growth point to a larger tenant base. According to CRE market data from WDSuite, neighborhood rents sit in the upper national quartiles, supporting revenue potential where affordability and retention are managed carefully.
The near-term play is operational: sharpen pricing, highlight amenity convenience, and target workforce renters tied to the nearby employer base. Over the long term, steady demographic expansion and diversified employment should help support occupancy stability, with risk controls focused on safety initiatives and affordability-sensitive renewal strategies.
- Dense daily-needs amenities support leasing velocity and renewal potential.
- High renter concentration indicates depth of tenant demand for multifamily units.
- 3‑mile population and household growth expand the renter pool, aiding occupancy stability.
- Elevated ownership costs reinforce reliance on rentals, supporting pricing power for well-run assets.
- Risks: below-metro safety ranks and occupancy require active management, security measures, and affordability-focused renewal tactics.