| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 19th | Poor |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6286 Lemon Hill Ave, Sacramento, CA, 95824, US |
| Region / Metro | Sacramento |
| Year of Construction | 1987 |
| Units | 30 |
| Transaction Date | 2002-04-26 |
| Transaction Price | $675,000 |
| Buyer | ALGAZZALI HASAAN S |
| Seller | ALGAZZALI MARY R |
6286 Lemon Hill Ave Sacramento Multifamily Investment
Neighborhood occupancy is strong and consistent around the asset, supporting income stability according to WDSuite’s CRE market data; note this reflects neighborhood conditions rather than the property’s own occupancy.
Positioned in an inner-suburb pocket of Sacramento, the property benefits from everyday convenience that supports renter retention. Grocery and park access rank in the top decile nationally, with a similarly strong showing for cafes, while childcare and pharmacy options are thinner. Average school quality in the area trends below national norms, which may influence unit mix strategy toward workforce households and value-focused renters.
Neighborhood multifamily dynamics lean favorable for income stability. The neighborhood’s occupancy is in the top quartile nationally, and the share of housing units that are renter-occupied is high relative to peers (above most Sacramento-Roseville-Folsom neighborhoods), indicating depth in the tenant pool and steady leasing velocity.
Within a 3-mile radius, demographic data show recent population growth and a projected increase in households, pointing to a larger tenant base over time. Household sizes are edging slightly smaller, which can support demand for 1–2 bedroom layouts and consistent absorption. These figures are aggregated within a 3-mile radius and suggest ongoing renter pool expansion that can support occupancy stability.
Home values in the neighborhood are elevated relative to local incomes, and rents sit near the national mid-range. In practice, this ownership cost context tends to reinforce reliance on rental housing, supporting pricing power for well-maintained workforce units while keeping lease management focused on affordability and retention. Insights are based on CRE market data from WDSuite.
Safety trends are mixed and should be underwritten with recent comps. The neighborhood’s overall crime rank sits below the metro median among 561 Sacramento-Roseville-Folsom neighborhoods, indicating more incidents than many local peers, yet it tracks around the national middle (mid-50s percentile). Violent incidents compare less favorably nationally (lower percentile), but both property and violent offenses have declined sharply year over year, a constructive directional signal to monitor rather than a conclusion.
For investors, the takeaway is to verify submarket trend persistence and lean on proactive security design, lighting, and community management to support tenant retention while recognizing that recent momentum is improving.
Nearby logistics, healthcare distribution, and tech-adjacent employers provide a diverse employment base that supports workforce renter demand and commute convenience for residents. The list below highlights proximate nodes likely to influence leasing and retention.
- DISH Network Distribution Center — distribution (2.7 miles)
- Cardinal Health — healthcare distribution (5.8 miles)
- International Paper — packaging & paper (6.9 miles)
- Xerox State Healthcare — healthcare services (8.6 miles)
- Intel Folsom FM5 — semiconductor offices (16.9 miles)
6286 Lemon Hill Ave offers a straightforward workforce housing thesis: a 30-unit, 1987-vintage asset in a neighborhood with top-quartile occupancy and a sizable renter-occupied housing base. Daily-needs amenities are strong, which supports resident convenience and lease retention. According to CRE market data from WDSuite, the surrounding area’s high renter concentration and steady neighborhood occupancy underpin cash flow stability, while elevated ownership costs relative to incomes tend to sustain rental demand.
Vintage 1987 suggests practical capital planning and selective value-add—interiors, building systems, and curb appeal—can enhance competitiveness and support rent positioning against older stock. Within a 3-mile radius, population growth and an increasing household count point to a larger tenant base ahead, aiding occupancy durability; investors should balance this with prudent assumptions around rent-to-income sensitivity and localized safety variability.
- Top-quartile neighborhood occupancy supports income stability
- Strong daily-needs access (groceries, parks, cafes) aids retention
- 1987 vintage enables targeted value-add and systems upgrades
- 3-mile population and household growth expand the renter base
- Risks: schools below national norms and mixed safety trends warrant conservative underwriting