| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Poor |
| Demographics | 29th | Poor |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3181 Howe Ave, Sacramento, CA, 95821, US |
| Region / Metro | Sacramento |
| Year of Construction | 1987 |
| Units | 44 |
| Transaction Date | 2013-11-08 |
| Transaction Price | $993,754 |
| Buyer | ACACIUS PLACE LLC |
| Seller | KR GARDENS LLC |
3181 Howe Ave Sacramento Multifamily Investment
Positioned in an inner-suburban pocket with a deep renter pool and everyday retail access, this 1987 asset offers durable demand drivers; according to WDSuite’s CRE market data, neighborhood occupancy trends sit near national mid-range while renter concentration remains elevated.
Located in Sacramento’s inner suburb, the property benefits from strong daily-needs retail nearby. Grocery access ranks competitive among Sacramento-Roseville-Folsom neighborhoods (136th of 561 by amenity score), supported by high grocery and pharmacy density (national percentiles in the 90s), while cafés and parks are thinner locally. For investors, this mix supports convenience-led retention even if lifestyle amenities require a broader drive shed.
The neighborhood shows a high share of renter-occupied housing units (about half of units renter-occupied; top decile nationally), which indicates depth in the tenant base and supports leasing velocity for multifamily. Neighborhood occupancy is around the national middle, suggesting steady but not overheated conditions that reward active leasing and renewal management.
Within a 3-mile radius, WDSuite indicates population growth over the last five years with further gains projected, alongside an increase in households. This points to a larger tenant base over time and supports occupancy stability for well-managed properties. Median contract rents in the 3-mile area have risen in recent years, reinforcing revenue potential, while a high-cost ownership market (value-to-income metrics elevated) tends to sustain renter reliance on multifamily housing and can bolster pricing power.
Vintage matters: built in 1987, the asset is materially newer than the neighborhood’s mid‑century average stock. That positioning can offer a competitive edge versus older properties, though capital planning should account for aging systems and selective modernization to meet current renter expectations.
Safety indicators in this neighborhood are weaker than national norms, with both violent and property offense rates sitting in the lower national percentiles compared with neighborhoods nationwide. For investors, this typically calls for prudent security measures and attentive onsite management to support retention and reputation.
Recent trends are directionally improving, with year‑over‑year declines in both violent and property offenses according to WDSuite’s CRE market data. While conditions remain below national averages, a downward trend can help stabilize perceptions over time when paired with consistent property‑level operations.
The area draws from a diversified employment base anchored by healthcare distribution, telecom logistics, paper products, public-sector health services, and technology. This mix supports workforce housing demand and commute convenience for renters working at the following employers.
- Cardinal Health — healthcare distribution (3.2 miles)
- DISH Network Distribution Center — telecom logistics (6.6 miles)
- International Paper — paper & packaging (7.7 miles)
- Xerox State Healthcare — public-sector health services (8.1 miles)
- Intel Folsom FM5 — technology offices (13.6 miles)
3181 Howe Ave is a 44‑unit, 1987 vintage property positioned in an inner‑suburban Sacramento location where renter demand is reinforced by daily‑needs retail access and a high share of renter‑occupied housing units. Neighborhood occupancy tracks near the national middle, which—combined with a large renter base—supports stable performance for assets with disciplined leasing and renewal execution. Within a 3‑mile radius, population and household growth point to a gradually expanding tenant base, while elevated ownership costs in the area tend to keep multifamily as a primary housing option.
The 1987 vintage is newer than much of the surrounding stock, offering a relative quality advantage and potential value‑add through targeted system upgrades and unit-level refreshes. According to CRE market data from WDSuite, rent levels in the surrounding area have trended upward, suggesting room to capture revenue through thoughtful renovations, provided operators manage affordability pressure to sustain retention.
- Inner‑suburban location with strong daily‑needs access and diversified employment draw supports leasing stability
- High renter-occupied share indicates depth of tenant demand and renewal potential
- 1987 vintage is competitive versus older neighborhood stock, with targeted upgrades offering value‑add upside
- Demand tailwinds from 3‑mile population and household growth support occupancy over the medium term
- Risk: below‑average safety metrics and affordability pressure require active management to maintain retention and reputation