Sacramento neighborhood classes - Roseville, Carmichael, Rancho Cordova

Investor · Bay Area, CA · Member since 2022 · 2 posts · 0 votes

I'm a Bay Area resident/home owner and hoping to buy my first rental property sometime in 2023. More specifically I'm looking at a SFH in a handful of neighborhoods in Sacramento.

I know neighborhood classes can be very generic and not accurately represent every property within the neighborhood, but I think it'd be helpful to know how others view these areas in general.

Here's how I would grade each neighborhood based on some online research (niche.com, home prices, etc.) combined with personally driving through the area briefly and talking with friends who live or have lived in Sac.

Roseville: A

Citrus Heights: B-

Carmichael: B-

Rancho Cordova: B

Fair Oaks/Orangevale: Unsure but would love opinions

Do you agree? What would you change?

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Richard Goore

Realtor · Sacramento, CA · Member since 2015 · 70 posts · 34 votes

I’d say in very general terms Thao we are mostly correct but do not take into account the breakdown of areas within each zip code. I’d refocus and look at budget first then dig deeper into what area may be best for the type of rental you want to have. In working with investor clients, I’ve learned what works for one might not for another, and vice versa. A good agent can help you with the process. I’d be happy to work with you in this process. I’m an investor as well as an agent and grew up in Sacramento. You’ll undoubtedly get replies from a number of agents. I’d talk to a few (hopefully myself included) and get a feel for who’d be the best for for you and your needs.

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Richard Goore
Realtor · Sacramento, CA · Member since 2015 · 70 posts · 34 votes
3y
I’d say in very general terms Thao we are mostly correct but do not take into account the breakdown of areas within each zip code. I’d refocus and look at budget first then dig deeper into what area may be best for the type of rental you want to have. In working with investor clients, I’ve learned what works for one might not for another, and vice versa. A good agent can help you with the process. I’d be happy to work with you in this process. I’m an investor as well as an agent and grew up in Sacramento. You’ll undoubtedly get replies from a number of agents. I’d talk to a few (hopefully myself included) and get a feel for who’d be the best for for you and your needs.
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Ben HowardPro Member
Real Estate Agent · El Dorado Hills, CA · Member since 2017 · 160 posts · 67 votes
3y
Hi Trevor. Your analysis my be somewhat accurate, however it's my belief that the areas that you have stated (as well as others in the region) have much more than a single grade. Your approach is more macro and it would benefit you to identify neighborhoods where there is opportunity based on a micro approach. For example, I've owned homes in both Carmichael and Fair Oaks, but if those homes had been near the American River then their values would have been significantly higher. Rancho Cordova may include Gold River, or not depending on which side of Sunrise Blvd you are searching and then the neighborhood's assigned high school would be different. Or, perhaps the new development of Rancho Cordova near Grant Line Road which again would be very different. Even more to my point, maybe Rancho Cordova near Sunrise Blvd. and Keifer Blvd where desirability may be influenced by a waste management service. Via third party data providers identify neighborhoods where there are more owner occupied homes and also more owner equity and then cross that research with the potential rents. The region is growing, and there are opportunities, but focus via a targeted approach will save you a lot of time and increase your competitiveness vs. other investors. I suppose I also don't see how using your time to do the research when a good agent (who pays for third party data and has lived in the area for several decades) will do this for you (and so much more) is the best use of your time and other resources. I can research business management to death, or I can just solicit the opinion on a topic from my business coach and our mastermind of business owners in various industries. It's a better use of time to let others who are successful help.
[email protected]916-390-7060
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CJ Portz
Real Estate Broker · CA · Member since 2023 · 7 posts · 4 votes
3y
Hi Trevor, Sacramento neighborhoods are almost "Block by Block" meaning some areas of the neighborhood are much more desirable than others (and can be very confusing if you are not from the area). This is particularly true as you get closer to the city center. I would recommend looking at some of the suburbs of Sacramento as those areas tend to be great for investments. I live in Davis and help a lot of investors from the Bay Area with West Sac, Davis, Woodland and I can recommend some other areas I think are definitely worth pursuing.
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Trevor Bliss
OP
Investor · Bay Area, CA · Member since 2022 · 2 posts · 0 votes
3y
Thanks all for the replies. There were some good insights and definitely more for me to think about as I hone in on specific areas.
I can see what everyone is saying about the quality varying greatly within a neighborhood. The first house I drove by in Roseville was right on the border of Antelope and I was pretty surprised by the appearance of the surrounding houses for the esteemed Roseville.
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Ranjit Sandhu
Real Estate Broker · Rocklin, CA · Member since 2020 · 221 posts · 83 votes
3y
@Trevor Bliss Hi Trevor I am a real estate broker and I live in Rocklin for 25+ years. I will agree and disagree with your grading system. E.g Roseville can’t be A for all 3 zip codes 95678, 95747 & 95661 because some Roseville adjacent with Antelope and Citrus Heights. Roseville is a great area but again where in Roseville? Same as Rocklin have 2 zip codes 95677 and 95765. 95765?is better than part of 95677 because of its more newer developments.
please let me know if I can be any help in Rosevillle and Rocklin areas. Btw, Rocklin will be A+
All the best!!!
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Scott ScovilleBusiness Member
Real Estate Agent · Sacramento, CA · Member since 2019 · 502 posts · 276 votes
3y
Hey Trevor,
Those are all solid areas to invest in. I'm about to close on a Roseville property for another BP investor. Lot's of opportunities. I'm an investor, agent, and asset manager in Sacramento. I'd be happy to jump on a call if you're interested. Always happy to help.
[email protected]415-933-2202
Scoville Realty & Investments LLC
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Gordon CuffePro Member
Investor · Roseville, CA · Member since 2009 · 1k+ posts · 587 votes
3y
@Trevor Bliss Roseville 95747 is an A. Roseville 95661 has parts of A and some areas are a B. Roseville 95678 are a B but there are a few blocks by Riverside Blvd. I would consider a C plus. There are parts of Rancho Cordova I would consider a C. You have the correct basic idea and once you start looking at listings, you will get an idea of prices and exact areas. Antelope would be considered a B area but the closer you get to North Highlands then I would consider those blocks C types of areas. If you ever have Mortgage financing questions, you can PM anytime.
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