| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 46th | Fair |
| Amenities | 28th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3910 Auburn Blvd, Sacramento, CA, 95821, US |
| Region / Metro | Sacramento |
| Year of Construction | 1986 |
| Units | 76 |
| Transaction Date | 2016-04-20 |
| Transaction Price | $6,750,000 |
| Buyer | ARBOR WALK LLC |
| Seller | ARBOR WALK APARTMENTS LLC |
3910 Auburn Blvd Sacramento Multifamily Investment
Positioned in a renter-heavy neighborhood of Sacramento, this asset benefits from a deep tenant base and steady occupancy at the neighborhood level, according to WDSuite’s CRE market data. Strengths in everyday retail access and an ownership market with elevated home values support durable apartment demand.
The property sits in Sacramento’s Urban Core near everyday services. Neighborhood grocery access is strong (91st percentile nationally), and restaurant density ranks competitively as well (81st percentile). By contrast, cafes, parks, and pharmacies are sparse within the immediate neighborhood cluster, suggesting residents rely more on grocery-anchored retail and nearby corridors for convenience.
Neighborhood occupancy stands at 93.1%, which is above the national median based on WDSuite’s CRE market data. Renter concentration is high — 59.4% of housing units are renter-occupied — indicating a sizable tenant pool and support for leasing fundamentals. Median school ratings in the area average 3.0 out of 5 (around the 61st national percentile), adequate for workforce-oriented demand profiles.
Within a 3-mile radius, the population and household counts have grown in recent years, and WDSuite’s 5-year outlook points to additional population and household gains. This expansion supports a larger tenant base and can help stabilize occupancy through typical cycles.
Home values in the neighborhood rank in the 82nd national percentile, and the value-to-income ratio sits in the 95th percentile, signaling a high-cost ownership market. For multifamily investors, that typically reinforces reliance on rental housing and can aid retention, while the neighborhood’s rent-to-income ratio near one-quarter suggests manageable affordability pressure and a focus on prudent lease management.
The asset’s 1986 vintage is slightly older than the neighborhood’s average construction year (1990). Investors should account for near- to mid-term capital needs, but the vintage also presents clear value-add and modernization angles to compete effectively against newer stock.
Safety indicators for the neighborhood are mixed relative to the Sacramento-Roseville-Folsom metro. Crime ranks near the middle of the pack (crime rank 222 among 561 metro neighborhoods), translating to roughly metro-median conditions. Nationally, the neighborhood sits around the middle for both property and violent offense rates, according to WDSuite.
Recent trends are constructive: WDSuite reports a sharp year-over-year improvement in the violent offense rate, placing the neighborhood in a high national improvement percentile. While investors should underwrite standard security measures and tenant screening, trend direction suggests incremental stabilization rather than deterioration.
Nearby employment anchors span healthcare distribution, telecommunications logistics, paper and packaging, state healthcare services, and technology — supporting workforce housing demand and convenient commutes for renters.
- Cardinal Health — healthcare distribution (5.8 miles)
- DISH Network Distribution Center — telecommunications logistics (7.6 miles)
- International Paper — paper & packaging (10.3 miles)
- Xerox State Healthcare — healthcare services (10.7 miles)
- Intel Folsom FM5 — technology (11.2 miles)
3910 Auburn Blvd comprises a 76-unit 1986-vintage community in a renter-heavy Sacramento neighborhood. Neighborhood occupancy is above the national median and grocery/restaurant access is solid, while elevated home values and a high value-to-income ratio indicate a high-cost ownership market that tends to sustain rental demand. Based on commercial real estate analysis from WDSuite, the 3-mile radius shows recent and projected gains in population and households, supporting a larger tenant base and lease-up resilience.
The asset’s slightly older vintage implies capital planning for systems and interiors, yet it also offers a straightforward value-add path to improve competitive positioning versus newer deliveries. Underwriting should note the limited presence of parks, pharmacies, and cafes within the immediate neighborhood cluster and monitor safety metrics that sit near metro median levels but have improved year over year.
- Renter-heavy neighborhood supports stable tenant demand and retention
- Neighborhood occupancy above national median with solid everyday retail access
- High-cost ownership market reinforces reliance on multifamily housing
- 1986 vintage provides value-add and modernization upside with targeted capex
- Risks: limited park/pharmacy/cafe amenities nearby and safety around metro median levels