| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Good |
| Demographics | 49th | Poor |
| Amenities | 38th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 451 Sutter Hill Rd, Sutter Creek, CA, 95685, US |
| Region / Metro | Sutter Creek |
| Year of Construction | 1986 |
| Units | 44 |
| Transaction Date | 2006-06-01 |
| Transaction Price | $1,365,000 |
| Buyer | SUTTER CREEK SUTTER HILL PLACE LP |
| Seller | KEN MAR ASSOCIATES |
451 Sutter Hill Rd Sutter Creek Multifamily Investment
Neighborhood occupancy has held steady and renter-occupied housing is comparatively concentrated for the metro, supporting depth of tenant demand, according to WDSuite’s CRE market data. With a suburban setting and durable renter pool, the asset’s performance should track local fundamentals rather than short-term volatility.
The property sits in a suburban pocket of Sutter Creek that rates A- and is competitive among Amador County neighborhoods, ranking in the top quartile nationally for overall standing. Amenities are relatively convenient for the metro (stronger rank locally), though amenity density lands nearer the middle of U.S. neighborhoods, indicating day-to-day needs are met without the frictions common to more rural settings.
Rents in the neighborhood price above the national median and have grown over the past five years, while the rent-to-income ratio sits near the national middle — a mix that points to manageable affordability pressure and supports retention. Neighborhood occupancy trends are above the metro median, suggesting stable leasing conditions, and a higher share of housing units are renter-occupied within the metro context, signaling a deeper tenant base for multifamily operators rather than reliance on marginal demand.
Within a 3-mile radius, population has inched higher over the last five years and household incomes align around national medians, supporting everyday leasing velocity without stretching rents beyond local capacity. Housing stock growth has lagged population, which can reinforce occupancy stability and limit concession risk when supply is tight.
Home values in the area are elevated versus national norms, characteristic of a higher-cost ownership market. For investors, that dynamic tends to sustain reliance on rental housing, aiding pricing power and lease retention for well-positioned assets.
Safety indicators for the neighborhood are mixed but generally compare favorably at the national level. Both property and violent offense rates benchmark in the top decile nationally for safer outcomes, which supports resident satisfaction and lease retention. However, recent year-over-year volatility has trended less favorably, so investors should monitor trend direction rather than assuming static conditions.
Within the Amador County metro context (25 neighborhoods), the area performs around the middle of the pack, indicating safety perceptions will be shaped by broader regional conditions. For underwriting, pair current strength with prudent reserves for potential security enhancements if trends were to soften.
Regional employment anchors within commuting range include technology, logistics, healthcare distribution, and paper products — a diversified base that supports workforce renter demand and steady leasing.
- Intel Folsom FM5 — semiconductor design and offices (26.9 miles)
- DISH Network Distribution Center — logistics and distribution (33.3 miles)
- Cardinal Health — healthcare distribution (38.8 miles)
- International Paper — paper products and packaging (42.0 miles)
- Xerox State Healthcare — healthcare administration services (43.5 miles)
451 Sutter Hill Rd offers 44 units in a suburban A- rated neighborhood with occupancy trends above the metro median and a renter-occupied share that is high for the county. According to CRE market data from WDSuite, the surrounding area’s rents sit above national medians while rent-to-income remains near the national middle, a combination that supports stable cash flow with measured pricing power rather than aggressive concessions.
Built in 1986, the asset is newer than much of the local housing stock, which skews to earlier vintages. That positioning can provide a competitive edge against older properties, while still leaving room for targeted value-add or system upgrades to drive NOI. Elevated ownership costs in the area further reinforce reliance on rental housing, and modest population growth within a 3-mile radius underpins a steady tenant base.
- Occupancy above metro median and strong renter concentration support demand stability.
- 1986 vintage offers competitive positioning with potential for selective value-add.
- Elevated ownership costs sustain renter reliance, aiding pricing power and retention.
- Diverse regional employers within commuting range bolster workforce housing demand.
- Risks: safety trend volatility and limited childcare/pharmacy amenities warrant conservative operations planning.