| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 23rd | Poor |
| Demographics | 17th | Poor |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 342 E Saint Charles St, San Andreas, CA, 95249, US |
| Region / Metro | San Andreas |
| Year of Construction | 1974 |
| Units | 26 |
| Transaction Date | 2011-09-06 |
| Transaction Price | $774,727 |
| Buyer | YOUNG MICHAEL HURLEY |
| Seller | DUMAS DANIEL |
342 E Saint Charles St San Andreas Multifamily Investment
This 26-unit property offers potential value-add upside in a small-town California market, with neighborhood occupancy at 72.4% according to WDSuite's CRE market data indicating room for operational improvements.
San Andreas presents a small-town suburban investment environment within Calaveras County, ranking 25th among 30 metro neighborhoods with a C- overall rating. The property was constructed in 1974, making it significantly newer than the neighborhood's average building vintage of 1939, which may provide a competitive positioning advantage and reduced near-term capital expenditure needs compared to the surrounding housing stock.
The neighborhood demonstrates limited rental housing concentration, with only 11.9% of housing units renter-occupied, suggesting a predominantly owner-occupied market that may present challenges for rental demand depth. Demographic data aggregated within a 3-mile radius shows a population of approximately 1,069 residents with relatively low educational attainment levels, as only 5.5% of adults hold bachelor's degrees, ranking in the bottom quartile nationally.
Home values in the area average $344,200, which ranks above the metro median and places ownership costs at levels that may sustain rental demand for multifamily housing. However, median contract rents of $325 rank extremely low nationally, indicating significant affordability pressures that could impact rental pricing power and revenue optimization strategies for investors.
The neighborhood offers limited amenity density typical of rural California markets, with modest access to restaurants and grocery stores but minimal cafe and childcare options. School ratings average 1.0 out of 5, ranking in the bottom tier nationally, which may influence family tenant attraction and retention strategies.
The neighborhood demonstrates relatively favorable safety metrics for a small California community, ranking 6th out of 30 metro neighborhoods for overall crime levels and placing in the 77th percentile nationally. Property crime rates have shown substantial improvement, declining by 72.9% year-over-year, which ranks among the top improvements in the metro area.
Violent crime rates remain moderate at approximately 21 incidents per 100,000 residents, with recent trends showing a 10.2% decrease, suggesting ongoing improvement in neighborhood safety conditions. These safety trends may support tenant retention and property appeal, though investors should monitor whether improvements sustain over time.
The employment base relies primarily on distant corporate offices in the greater Sacramento region, with limited local anchor employers supporting immediate rental demand.
- Clorox — consumer products (40.5 miles)
- Intel Folsom FM5 — technology manufacturing (40.9 miles)
This 26-unit property in San Andreas represents a value-add opportunity in a small California market with below-average rental housing competition. The 1974 construction year provides a newer asset relative to neighborhood norms, potentially reducing immediate capital expenditure needs while offering renovation upside potential. Current neighborhood occupancy of 72.4% suggests operational improvement opportunities, though investors should carefully evaluate local rental demand given the limited renter-occupied housing base of 11.9%.
The investment case centers on the property's competitive positioning within a predominantly older housing stock and improving safety trends, including a 72.9% reduction in property crime rates. However, extremely low median rents of $325 and distant employment centers over 40 miles away present revenue optimization and tenant attraction challenges that require careful market analysis and operational strategies.
- Newer vintage asset (1974) compared to neighborhood average of 1939 offers competitive advantage
- Improving safety metrics with significant property crime reduction trends
- Limited rental housing competition with only 11.9% renter-occupied units
- Value-add potential given below-average neighborhood occupancy of 72.4%
- Risk: Extremely low rent levels and distant employment centers may limit revenue growth potential