| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 23rd | Poor |
| Demographics | 17th | Poor |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 276 N California St, San Andreas, CA, 95249, US |
| Region / Metro | San Andreas |
| Year of Construction | 1992 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
276 N California St, San Andreas Multifamily
1992-vintage, 20-unit asset positioned as newer stock in an older housing area, with neighborhood occupancy running below national norms according to WDSuite’s CRE market data.
Neighborhood
San Andreas offers small-town fundamentals with day-to-day conveniences nearby. Parks and pharmacies rank 1st out of 30 Calaveras County neighborhoods and land in the top quartile nationally, while grocery and restaurants trend around the national middle to modestly above average. Cafes and childcare are sparse, which aligns with the area’s suburban profile.
The local housing stock skews older (average 1939 across the neighborhood), so a 1992 multifamily building can compete against aging comparables; investors should still plan for systems modernization common to late-1980s/1990s assets. Average unit size of 519 sq. ft. suggests compact layouts geared toward efficiency renters.
Neighborhood occupancy is in the lower national decile, indicating softer leasing conditions versus many U.S. areas. Renter-occupied share is also below national norms, pointing to a smaller renter base; underwriting should account for slower lease-up velocity and a need for differentiated product or value-driven positioning.
Home values sit above national averages for comparable small markets, which can sustain renter reliance on multifamily housing rather than ownership; however, given the smaller renter concentration, pricing power is likely nuanced and tied to unit quality and in-place amenities. School ratings trail national averages, which may temper demand from family renters and favors targeting singles, couples, or workforce households.
Safety
Compared with Calaveras County, the neighborhood ranks 6th out of 30 on crime (a lower rank indicates more incidents locally relative to peers), yet it posts an above-average national safety profile, with overall indicators around the top quartile nationwide. This mix suggests local vigilance is warranted while the broader national comparison remains favorable.
Recent trends indicate improving conditions, with both property and violent offense rates declining year over year. For investors, a strengthening trend line can support retention and leasing stability, but property-level security, lighting, and access controls remain prudent risk mitigants.
Employers
Regional employment anchors within commuting distance support renter demand, particularly among workforce households seeking value relative to larger metros. Notable nearby employers include Intel and Clorox, which can contribute to steady leasing from commuters.
- Intel Folsom FM5 — technology offices (40.6 miles)
- Clorox — consumer products offices (40.7 miles)
Why Invest
This 1992, 20-unit property offers a newer alternative to an older neighborhood housing base, providing a platform for cosmetic upgrades and systems tuning that can enhance competitiveness against 1930s-era stock. Neighborhood occupancy trends are weaker than national norms, so the thesis hinges on disciplined operations, value-focused renovations, and positioning toward efficiency renters given the average unit size of 519 sq. ft. Parks, pharmacy access, and basic retail support day-to-day livability.
Home values sit above national averages for similar small markets, which can sustain renter reliance on multifamily housing, though a lower renter-occupied share suggests a thinner tenant pool. According to commercial real estate analysis from WDSuite, local safety indicators trend positively, which can aid retention as operations and product quality differentiate the asset.
- 1992 vintage versus older neighborhood stock supports competitive positioning with targeted value-add and systems modernization.
- Compact 519 sq. ft. average unit size aligns with efficiency renters seeking value and manageable rents.
- Parks/pharmacy access and basic retail underpin livability for workforce tenants.
- Improving safety trends, per WDSuite data, can support retention and leasing stability.
- Risks: neighborhood occupancy sits in a lower national band and renter concentration is modest, requiring conservative underwriting and active leasing.