| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 7th | Poor |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4220 Apostolo Cir, Sacramento, CA, 95824, US |
| Region / Metro | Sacramento |
| Year of Construction | 1975 |
| Units | 44 |
| Transaction Date | 2002-12-16 |
| Transaction Price | $2,500,000 |
| Buyer | SHIEH LEH REN |
| Seller | DPMK INC |
4220 Apostolo Cir Sacramento Multifamily Value-Add
Neighborhood occupancy is strong and renter demand is durable, according to WDSuite’s CRE market data, positioning this asset for steady leasing while capital plans target mid-1970s systems.
The property sits within an Urban Core neighborhood of Sacramento that shows resilient renter demand. Neighborhood occupancy is approximately 98% and ranks 133 out of 561 metro neighborhoods — a top‑quartile position that supports leasing stability and renewal depth. Renter-occupied share is about 56.8% (ranked 71 of 561), indicating a sizable renter base that can support smaller-unit formats and workforce housing strategies. These figures describe the neighborhood, not the property.
Livability signals are mixed but serviceable for workforce renters. Grocery and pharmacy access test well (both near the upper decile nationally), while restaurant density is competitive (around the 70th percentile). Park, cafe, and childcare densities are limited, so on-site amenities and resident programming may matter more for retention. Average school ratings skew low in the immediate area, which can influence family renter appeal and suggests marketing may lean toward singles and smaller households.
Relative affordability dynamics lean supportive of rentals. Neighborhood home values trend above many U.S. areas and the value‑to‑income ratio sits high (around the 89th national percentile), indicating a high‑cost ownership market that tends to reinforce reliance on multifamily housing and sustain pricing power for well‑maintained assets. Rent-to-income ratios around 0.29 suggest some affordability pressure in lease management, favoring measured renewal strategies over aggressive increases.
Within a 3‑mile radius, demographics point to gradual population growth with faster household formation and a projected expansion in households through the next five years, which can enlarge the local tenant base. Median incomes have been rising and are projected to grow further, while rents are also forecast to increase. Taken together, these trends imply a larger renter pool and support for occupancy and rent growth if capital and operations align with neighborhood price points, based on commercial real estate analysis from WDSuite.
Vintage context: the asset was built in 1975, newer than the neighborhood’s early‑1960s average. That positioning can provide a competitive edge versus older local stock, though investors should still plan for modernization and systems upgrades typical of 1970s construction to capture value‑add upside and improve operating efficiency.
Safety indicators are mixed in this Sacramento neighborhood. Overall crime performance sits slightly above the national midpoint (national percentile near the mid‑50s), while violent and property offense levels trend below national medians. Importantly, both violent and property offenses show notable year‑over‑year declines, signaling an improving trend. These are neighborhood‑level indicators and not property‑specific.
Within the metro context, the neighborhood’s safety rank places it in the middle tier among 561 Sacramento‑area neighborhoods, suggesting conditions comparable to many urban core locations. Investors should underwrite routine security measures and focus on lighting, access control, and resident engagement to support retention and operational stability as trends continue to evolve.
Nearby employers span logistics, healthcare distribution, paper/packaging, healthcare IT, and semiconductors — a diversified base that supports renter demand via commute convenience and varied wage bands. The list below reflects major nodes proximate to the neighborhood.
- DISH Network Distribution Center — distribution/logistics (4.0 miles)
- Cardinal Health — healthcare distribution (5.0 miles)
- International Paper — packaging and paper manufacturing (5.3 miles)
- Xerox State Healthcare — healthcare IT/services (7.1 miles)
- Intel Folsom FM5 — semiconductors (17.9 miles)
This 44‑unit, 1975‑vintage property aligns with a neighborhood that demonstrates top‑quartile occupancy within the Sacramento metro and a majority renter‑occupied housing stock. That combination supports steady leasing and renewals, while the asset’s vintage suggests clear value‑add pathways through interior modernization and building systems upgrades. Elevated ownership costs locally tend to sustain reliance on rentals, and household growth within a 3‑mile radius points to a larger tenant base over time.
According to CRE market data from WDSuite, the area’s grocery and pharmacy access outperforms many U.S. neighborhoods, while parks and cafes are limited — putting a premium on on‑site features and management. Forecasts indicate further income and rent growth in the surrounding 3‑mile area, which can underpin pricing power if renovations position units to neighborhood affordability bands and lease management remains disciplined.
- Top‑quartile neighborhood occupancy in the metro supports leasing stability
- Majority renter‑occupied area provides depth for tenant demand
- 1975 vintage offers value‑add potential via interior and systems upgrades
- Ownership costs favor rental reliance, aiding retention and pricing power
- Risks: mixed safety profile and limited parks/cafes require security, amenity, and lease‑management focus