| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 64th | Good |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14 Quay Ct, Sacramento, CA, 95831, US |
| Region / Metro | Sacramento |
| Year of Construction | 1979 |
| Units | 98 |
| Transaction Date | 2019-05-23 |
| Transaction Price | $26,800,000 |
| Buyer | KMF XII SACRAMENTO LLC |
| Seller | POCKET TOWNHOMES LLC |
14 Quay Ct Sacramento Multifamily Investment Opportunity
Inner-suburban location with steady renter demand and a high-cost ownership market supports pricing power and retention, according to WDSuite’s CRE market data. Neighborhood occupancy trends are stable, providing a predictable backdrop for income-focused investors.
Situated in Sacramento’s inner suburbs, the neighborhood surrounding 14 Quay Ct offers daily-life convenience with restaurants and groceries nearby and a generally car-friendly layout. Neighborhood-level data from WDSuite indicates the area’s overall profile ranks 162 out of 561 metro neighborhoods (B+), placing it above the metro median and signaling balanced livability for workforce and professional renters. Amenities are competitive locally, while parks and pharmacies are limited within the immediate neighborhood.
For schools, the neighborhood sits around the metro middle with an average rating near 3 out of 5 and places in the national 61st percentile, indicating options that are serviceable for families but not a primary differentiator. Restaurant and grocery density trends score in the 70s nationally, supporting everyday convenience and reinforcing leasing defensibility. Median contract rents in the neighborhood sit in a higher national band (mid-80s percentile), aligning with the area’s higher household incomes and elevated home values.
Tenure patterns point to a measured renter base: about one-third of neighborhood housing units are renter-occupied (34.2%), suggesting solid, not saturated, multifamily demand and a tenant pool that supports occupancy stability through cycles. Within a 3-mile radius, renter-occupied share is modestly higher at roughly 39%, broadening the catchment for leasing while still leaving room for single-family competition. Neighborhood occupancy stands near the national median, with only a slight five-year softening, consistent with steady but not overheated demand.
Demographics within a 3-mile radius show population and household growth over the past five years, with households projected to continue increasing through 2028. This implies a larger tenant base over time and supports absorption and renewal prospects for well-run assets. Income trends are notably strong in the three-mile area, with median and mean household incomes rising materially, which can underpin rent levels while maintaining manageable rent-to-income dynamics. Elevated neighborhood home values and a high value-to-income ratio (top decile nationally) indicate a high-cost ownership market that tends to reinforce reliance on multifamily housing, aiding retention and pricing power.
Vintage context favors competitive positioning: the property’s 1979 construction is newer than the neighborhood’s average 1970 stock. That relative youth can reduce near-term functional obsolescence versus older comparables, though investors should still expect ongoing modernization needs typical of late-1970s assets (systems and interiors) to sustain leasing performance.
Safety signals are mixed and should be evaluated as part of standard underwriting. Overall crime performance sits near the metro middle (ranked 225 of 561 Sacramento-area neighborhoods), and modestly better than the national average by percentile. However, violent-offense indicators track below national norms (lower national percentile), while property-offense levels also sit below national medians.
Recent trend data is constructive: both violent and property offenses show meaningful year-over-year declines, placing the neighborhood among stronger improvers in national comparisons. Investors might view the directional improvement as supportive for leasing stability, while recognizing that current levels still warrant typical operational risk controls and security best practices common to multifamily assets in larger metros.
The surrounding employment base blends distribution, healthcare, and corporate services, which supports commuter convenience and a diversified renter pool for workforce and professional tenants.
- International Paper — packaging and paper operations (3.8 miles)
- Xerox State Healthcare — healthcare administration services (5.5 miles)
- Cardinal Health — medical distribution (6.9 miles)
- DISH Network Distribution Center — logistics and fulfillment (8.0 miles)
- Intel Folsom FM5 — semiconductor offices (21.8 miles)
14 Quay Ct is a 98-unit, late-1970s community positioned in an inner-suburban pocket where renter demand is supported by high ownership costs and solid neighborhood incomes. According to CRE market data from WDSuite, neighborhood rent levels trend in a higher national band while rent-to-income ratios remain manageable, supporting renewal probability and disciplined rent growth. Occupancy at the neighborhood level is steady near national midpoints, suggesting durable, if measured, absorption for well-operated assets.
The 1979 vintage is newer than the area’s average housing stock, providing relative competitiveness versus older properties, though investors should plan for targeted capital to modernize interiors and building systems. Three-mile demographic trends point to expanding households and stronger incomes through 2028, which can widen the tenant base and support lease-up and retention for quality renovations. Key risks include mixed safety signals and limited nearby parks or pharmacies, best addressed through standard asset management and amenity programming.
- Inner-suburban location with steady neighborhood occupancy and diversified renter pool
- High-cost ownership market supports pricing power and renewal potential
- 1979 vintage newer than local average, with value-add via modernization
- Three-mile household and income growth underpin long-term demand
- Risks: mixed safety metrics and limited park/pharmacy access mitigated by operations