| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 13th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 82 Creeks Edge Way, Sacramento, CA, 95823, US |
| Region / Metro | Sacramento |
| Year of Construction | 2005 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
82 Creeks Edge Way Sacramento Multifamily Investment
Neighborhood occupancy trends are strong and renter demand is deep, according to WDSuite s CRE market data, pointing to durable leasing for a 96-unit asset in South Sacramento. This brief commercial real estate analysis emphasizes demand depth and everyday convenience over speculative upside.
Located in Sacramento s Urban Core, the neighborhood shows resilient renter demand with occupancy in the top quartile nationally and a high share of renter-occupied units. For investors, this translates into a broad tenant base and potential lease stability relative to many peer submarkets, based on CRE market data from WDSuite.
Everyday retail access is a local strength: grocery availability ranks near the top of U.S. neighborhoods and restaurant density is also among the highest nationally, supporting convenience-driven retention. By contrast, the area has limited parks, pharmacies, cafes, and childcare within close reach, which may modestly temper lifestyle appeal for some segments.
Within a 3-mile radius, population and households have grown over the last five years, with additional growth forecast through 2028. This expansion, alongside a balanced renter/owner mix in the radius, suggests a larger tenant pool over time and supports occupancy stability. Household incomes in the radius have risen meaningfully, indicating improving spending power that can underpin rent collections and modest pricing power where product quality justifies it.
Home values in the neighborhood are elevated relative to many markets, which tends to sustain reliance on multifamily housing and can support retention. At the same time, the neighborhood s rent-to-income ratio reads as comparatively manageable, which supports renewal potential but argues for disciplined revenue management rather than aggressive near-term pushes.
Safety metrics sit around the metro median among 561 Sacramento-Roseville-Folsom neighborhoods, and roughly middle-of-the-pack nationally. Recent trend data indicates notable year-over-year declines in both property and violent offense estimates, which is constructive for operational risk management, though current violent crime readings still trail national comparables. Investors should monitor trend durability rather than assume linear improvement.
Proximity to distribution, paper/packaging, healthcare services, and technology employment supports a diversified renter base and practical commute times for workforce renters.
- DISH Network Distribution Center distribution/logistics (5.1 miles)
- International Paper paper & packaging (7.2 miles)
- Cardinal Health healthcare distribution (7.7 miles)
- Xerox State Healthcare healthcare IT/services (9.1 miles)
- Intel Folsom FM5 semiconductor design & engineering (19.3 miles)
82 Creeks Edge Way is a 96-unit, 2005-vintage asset positioned in a neighborhood with top-quartile occupancy and a high renter concentration key indicators of durable multifamily demand. According to CRE market data from WDSuite, the area s retail convenience (strong grocery and restaurant access) complements a growing 3-mile renter pool, supporting leasing continuity. The 2005 construction vintage is newer than much of the local stock, offering a competitive edge versus 1970s-era properties while still allowing room for targeted modernization to drive rent-quality alignment.
From an income strategy perspective, elevated ownership costs in the neighborhood tend to reinforce reliance on rental housing, while a comparatively manageable rent-to-income profile supports renewal potential. Near-term underwriting should acknowledge softer lifestyle amenities (limited parks/cafes) and safety readings that, while improving, remain a monitoring item. Overall, the combination of demand depth, everyday convenience, and value-add optionality creates a pragmatic long-term thesis.
- Top-quartile occupancy and high renter-occupied share support demand stability
- 2005 vintage offers competitive positioning versus older neighborhood stock with selective renovation upside
- Strong grocery and restaurant access aids retention and day-to-day convenience
- Elevated ownership costs reinforce multifamily reliance; rent-to-income reads supportive for renewals
- Risks: limited parks/cafes and safety metrics that, despite improving trends, warrant ongoing monitoring