| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 18th | Poor |
| Amenities | 34th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 410 Bell Ave, Sacramento, CA, 95838, US |
| Region / Metro | Sacramento |
| Year of Construction | 2000 |
| Units | 89 |
| Transaction Date | 2018-05-22 |
| Transaction Price | $26,350,000 |
| Buyer | RED BRANCH PARTNERS LLC |
| Seller | MORNINGSIDE CREEK LLC |
410 Bell Ave Sacramento 89-Unit Multifamily
Neighborhood occupancy has held in a stable range and a relatively high renter concentration supports a durable tenant base, according to WDSuite’s CRE market data. Elevated ownership costs in the metro further reinforce reliance on rentals, aiding lease retention in typical cycles.
The property was built in 2000, newer than the neighborhood’s average 1976 vintage. That positioning can reduce near-term capital needs and improve competitive standing versus older stock, while still warranting planning for systems modernization over the hold.
Local renter-occupied share is measured at the neighborhood level and sits on the higher side nationally, indicating depth in the tenant pool for multifamily demand. Neighborhood occupancy trends are steady, providing a baseline for leasing and collections management rather than outsized volatility.
Within a 3-mile radius, demographics show recent population and household growth with projections calling for additional household gains and rising incomes over the next five years. This points to a larger tenant base and potential support for rent levels, though smaller projected household sizes suggest demand may tilt toward efficiently sized units. Median contract rents in the neighborhood sit above many areas nationally, and the rent-to-income profile indicates some affordability pressure — an important consideration for renewal strategies and pricing.
Amenities are mixed: grocery access ranks competitively at the neighborhood level versus national peers, while cafes, parks, and pharmacies are comparatively sparse. Average school ratings in the neighborhood track below national norms, which may modestly influence family renter appeal but is often less determinative for workforce-oriented assets in inner-suburban locations. Overall, the area’s housing indicators are above national midpoints, and home values are elevated for incomes nationally, which tends to sustain rental demand in this part of the Sacramento metro based on CRE market data from WDSuite.
Neighborhood safety indicators sit around the national middle on aggregate measures, with offense-specific metrics showing higher-than-average incident rates compared to neighborhoods nationwide. Notably, both violent and property offense rates have posted sharp year-over-year declines, signaling improving momentum that investors should monitor over subsequent data releases rather than assume a completed trend shift.
Within the Sacramento-Roseville-Folsom metro, the neighborhood’s overall crime positioning is near the metro midpoint among 561 neighborhoods. For underwriting, that supports conservative assumptions on security and operating practices, while recent improvement trends provide a potential tailwind if they persist.
Proximity to distribution, healthcare services, and corporate operations supports workforce housing demand and commute convenience for renters in this inner-suburban pocket. The employers below represent nearby drivers of daily traffic and steady employment exposure.
- Cardinal Health — healthcare distribution (3.6 miles)
- Xerox State Healthcare — health IT/services (6.9 miles)
- International Paper — paper & packaging (7.2 miles)
- DISH Network Distribution Center — distribution/logistics (8.9 miles)
- Intel Folsom FM5 — semiconductor offices/R&D (15.6 miles)
410 Bell Ave offers scale at 89 units with a 2000 vintage that is competitive against older neighborhood stock, suggesting manageable near-term capital planning with potential to target selective upgrades for rent positioning. At the neighborhood level, occupancy has remained stable and renter concentration is comparatively high nationally, supporting tenant base depth and day-to-day leasing durability.
Within a 3-mile radius, recent population and household growth, together with projections for additional household gains and rising incomes, indicate ongoing renter pool expansion that can support occupancy stability. According to CRE market data from WDSuite, neighborhood occupancy tracks above national midpoints, while elevated ownership costs relative to incomes sustain demand for rentals; even so, rent-to-income levels suggest prudent renewal strategies and amenity investments to support retention.
- 2000 vintage versus older local stock reduces near-term capex pressure and supports competitive positioning.
- Stable neighborhood occupancy and a sizable renter-occupied base underpin leasing consistency.
- 3-mile population and household growth point to a larger tenant base and potential pricing support.
- Elevated home values relative to incomes reinforce reliance on multifamily housing in the metro.
- Risks: pockets of affordability pressure, amenity gaps, and safety perceptions warrant conservative underwriting and active asset management.