| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 47th | Fair |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 111 Main St, San Andreas, CA, 95249, US |
| Region / Metro | San Andreas |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | 2019-09-23 |
| Transaction Price | $1,820,000 |
| Buyer | SAN ANDREAS APARTMENT CO LLC |
| Seller | AMES PAUL J |
111 Main St San Andreas Multifamily Investment
Neighborhood occupancy trends sit in the high 80s, pointing to stable renter demand for smaller assets, according to WDSuite’s CRE market data. With modest rents relative to incomes locally, the area supports steady leasing without overreliance on aggressive concessions.
San Andreas is a suburban node within Calaveras County where day-to-day services are present but relatively spread out. Grocery access is available, while cafes, parks, and pharmacies are limited within the immediate neighborhood, which suggests residents rely on a wider trade area for lifestyle amenities.
For investors, the neighborhood’s occupancy performance ranks in the top quartile among 30 metro neighborhoods, signaling comparatively steady leasing conditions across the local rental stock. The renter-occupied share is roughly one-third of housing units, indicating a moderate renter concentration that can support ongoing multifamily demand without intense turnover risk.
The 1985 vintage positions the property newer than much of the surrounding housing stock, which skews earlier-era. That relative youth can be a competitive advantage versus older comparables, while still leaving room for targeted modernization to elevate rents and reduce future capital surprises.
Home values in the area are elevated relative to incomes, which tends to sustain reliance on rental options and supports pricing power for well-maintained units. Local demographic context (aggregated within a 3-mile radius) points to a smaller household size profile, which aligns with demand for efficient floor plans and can aid retention for right-sized units.
Safety trends compare favorably both regionally and nationally. The neighborhood’s overall crime rank is competitive within the metro (top quartile among 30 neighborhoods), and national percentiles indicate stronger-than-average safety relative to many U.S. neighborhoods.
Recent indicators also show improvement in property-related incidents over the last year, suggesting a positive directional trend. As always, block-level conditions can vary within any submarket, so underwriting should incorporate property-specific observations alongside these broader readings.
Regional employers within commuting distance help diversify the tenant base and support leasing stability, notably technology and consumer products offices to the northwest.
- Intel Folsom FM5 — technology (40.5 miles)
- Clorox — consumer products (40.5 miles)
This 20-unit, 1985-vintage asset offers relative competitiveness versus older local stock while allowing for targeted value-add to refresh interiors and systems. Neighborhood occupancy sits in the upper range locally and the renter-occupied share is moderate, supporting a stable tenant base without depending on heavy concessions. Elevated ownership costs in the area reinforce renter reliance on multifamily housing, which can aid pricing power and retention for well-positioned units.
Based on CRE market data from WDSuite, leasing fundamentals in this neighborhood are comparatively steady within the metro, and manageable rent-to-income levels reduce immediate affordability pressure. The main underwriting considerations are the limited amenity density and lower school ratings, which make property-level improvements and operations discipline important for sustained performance.
- 1985 vintage is newer than nearby stock, supporting competitive positioning with targeted modernization
- Neighborhood occupancy ranks in the top quartile locally, indicating stable leasing conditions
- Elevated home values sustain renter reliance, aiding retention and pricing power
- Rent-to-income profile suggests manageable affordability pressure for tenants
- Risks: limited nearby amenities and lower school ratings require careful operations and asset enhancements