| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 46th | Fair |
| Amenities | 28th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3700 Watt Ave, Sacramento, CA, 95821, US |
| Region / Metro | Sacramento |
| Year of Construction | 1983 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3700 Watt Ave Sacramento Multifamily Investment
This 26-unit property built in 1983 sits in a renter-majority neighborhood with 59.4% of units occupied by tenants, supporting stable demand fundamentals according to CRE market data from WDSuite.
The neighborhood demonstrates solid rental fundamentals with 59.4% of housing units occupied by renters, ranking in the top quartile nationally among rental-concentrated areas. Built in 1983, this property aligns with the area's average construction vintage of 1990, suggesting consistent building stock without significant capital expenditure pressures from age disparities.
Demographics within a 3-mile radius show a stable tenant base with 103,140 residents and modest population growth of 4.6% over five years. The area maintains a balanced age distribution, with 38% of residents aged 35-64 representing established renters likely to prioritize stability. Median household income of $67,836 has grown 40.9% over five years, supporting rent growth potential while maintaining affordability with current median rents at $1,256.
The neighborhood's 93.1% occupancy rate reflects solid absorption despite ranking 410th among 561 Sacramento metro neighborhoods. Grocery access is exceptional with 3.35 stores per square mile ranking in the 91st percentile nationally, enhancing tenant appeal. However, limited amenity density in cafes, parks, and childcare facilities may impact competitive positioning for certain tenant segments.
Home values averaging $469,276 with 43.1% five-year appreciation reinforce rental demand by limiting homeownership accessibility. The rent-to-income ratio of 0.25 suggests manageable affordability for current residents, though this ranks in the 14th percentile nationally, indicating potential retention considerations as income growth moderates.
Crime metrics show mixed trends with property offense rates at 353 incidents per 100,000 residents, ranking 277th among 561 Sacramento metro neighborhoods and placing in the 44th percentile nationally. More encouragingly, violent crime rates have declined significantly by 68.3% year-over-year, ranking in the 94th percentile nationally for improvement and suggesting strengthening public safety conditions.
The overall crime ranking of 222nd among metro neighborhoods places this area above the median for Sacramento, with the recent violent crime reduction trend supporting neighborhood stability. Property crimes remain moderate compared to regional averages, though investors should monitor ongoing trends as part of routine due diligence.
The area benefits from proximity to established corporate employers that support workforce housing demand, with major distribution and healthcare operations within reasonable commuting distance.
- Cardinal Health - healthcare distribution (5.1 miles)
- DISH Network Distribution Center - telecommunications distribution (7.1 miles)
- International Paper - manufacturing operations (9.6 miles)
- Xerox State Healthcare - business services (10.0 miles)
- Intel Folsom FM5 - technology manufacturing (11.7 miles)
This 26-unit property offers exposure to Sacramento's stable rental market with neighborhood-level occupancy at 93.1% and strong renter concentration at 59.4% of housing units. The 1983 construction vintage aligns with area norms, minimizing capital expenditure risks while positioning for potential value-add improvements. Demographics within the 3-mile radius show household growth of 6.6% and income gains of 40.9% over five years, expanding the tenant base while supporting rent growth potential.
According to multifamily property research from WDSuite, elevated home values averaging $469,276 sustain rental demand by limiting ownership accessibility, while the current rent-to-income ratio of 0.25 maintains affordability for existing tenants. The area's proximity to major employers including Cardinal Health and DISH Network provides workforce housing appeal, though investors should monitor occupancy trends given the neighborhood's below-average ranking within the Sacramento metro.
- Strong renter concentration at 59.4% of housing units supports stable demand
- 1983 vintage aligns with neighborhood average, minimizing age-related capital risks
- Household income growth of 40.9% over five years supports rent growth potential
- Elevated home values reinforce rental demand by limiting ownership accessibility
- Risk: Neighborhood occupancy ranks below metro median, requiring active management focus