| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 72nd | Best |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2230 Valley View Pkwy, El Dorado Hills, CA, 95762, US |
| Region / Metro | El Dorado Hills |
| Year of Construction | 2013 |
| Units | 105 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2230 Valley View Pkwy El Dorado Hills Multifamily Investment
This 105-unit suburban property built in 2013 sits in a top-tier Sacramento-area neighborhood where occupancy exceeds 97% and median household incomes within three miles approach $147,000, supporting stable rental demand according to CRE market data from WDSuite.
2230 Valley View Parkway is located in a suburban El Dorado Hills neighborhood that ranks 45th among 561 neighborhoods in the Sacramento-Roseville-Folsom metro and carries an A rating. The neighborhood demonstrates strong housing fundamentals, placing in the 86th percentile nationally for housing metrics and the 93rd percentile for average net operating income per unit. Neighborhood-level occupancy stands at 97.0%, ranking in the 83rd percentile nationwide and reflecting tight inventory and sustained tenant retention across the submarket.
Demographic data aggregated within a 3-mile radius shows a median household income of $147,323 as of 2023, with forecasts projecting growth to $211,972 by 2028—a 44% increase that expands the pool of renters able to support stable lease rates. The population within the radius is expected to grow 25% over the same period, adding approximately 6,500 residents and deepening the tenant base. Households are forecast to increase by 41%, from roughly 9,600 to more than 13,400, supporting multifamily absorption and occupancy stability. The share of renter-occupied units within the 3-mile radius is projected to rise from 18.5% to 21.3%, signaling growing reliance on rental housing even as the area remains predominantly owner-occupied.
Home values in the neighborhood carry a median of $737,858, ranking in the 94th percentile nationally. Elevated ownership costs sustain rental demand by limiting accessibility to ownership, particularly among younger households and recent arrivals. The value-to-income ratio of 6.9 places this neighborhood in the 92nd percentile nationwide, reinforcing reliance on rental housing and supporting lease retention for institutional multifamily operators. Median contract rent in the neighborhood is $2,173, ranking in the 94th percentile nationally, which positions the asset competitively within a high-income, low-supply environment.
The property was constructed in 2013, making it newer than the neighborhood average construction year of 2000 (85th percentile nationally for vintage). This positions the asset favorably in terms of reduced near-term capital expenditure and stronger competitive appeal relative to older inventory. Amenity density is moderate: the neighborhood includes 0.56 grocery stores per square mile (62nd percentile nationally), 0.79 childcare centers per square mile (79th percentile), and 1.69 restaurants per square mile (64th percentile). These metrics support everyday tenant convenience without the congestion or cost structure of urban cores, aligning with the preferences of suburban renter demographics.
The neighborhood's crime metrics reflect a mixed but improving profile. The property offense rate is estimated at 224.8 incidents per 100,000 residents annually, ranking 218th among 561 metro neighborhoods (53rd percentile nationally). More notably, property crime has declined 25.8% year-over-year, a trend that ranks in the 69th percentile nationally and suggests strengthening conditions. Violent crime remains low, with an estimated rate of 6.4 incidents per 100,000 residents, placing the neighborhood in the 77th percentile nationwide. However, the violent offense rate increased 342% year-over-year, ranking in the 5th percentile nationally for that change metric—a signal that warrants monitoring, though the absolute rate remains well below urban averages.
Overall, the neighborhood's crime rank of 295th out of 561 (51st percentile nationally) positions it near the metro median. For investors, the declining property crime trend and low absolute violent crime rate support tenant retention and leasing velocity, while the uptick in violent offenses—though from a very low base—should be tracked in the context of broader Sacramento-area public safety trends and local law enforcement resources.
The property benefits from proximity to several major corporate employers that anchor workforce demand in the eastern Sacramento corridor, including Intel's large Folsom campus and distribution operations for national retailers and healthcare logistics providers.
- Intel Folsom FM5 — semiconductor manufacturing and corporate offices (5.9 miles)
- DISH Network Distribution Center — telecommunications distribution (19.5 miles)
- Cardinal Health — healthcare logistics and distribution (22.2 miles)
- International Paper — manufacturing and distribution (26.7 miles)
- Xerox State Healthcare — business services (27.5 miles)
This 105-unit multifamily asset in El Dorado Hills combines institutional-quality fundamentals with strong demographic tailwinds in a high-barrier-to-entry Sacramento submarket. The property's 2013 vintage positions it competitively against older inventory while minimizing near-term capital expenditure risk. Neighborhood-level occupancy of 97.0% and median household incomes approaching $147,000 within a 3-mile radius reflect a stable, high-income tenant base with limited ownership accessibility due to elevated home values and value-to-income ratios in the 92nd percentile nationally.
Projected demographic growth strengthens the investment case: household counts within the trade area are forecast to increase 41% by 2028, while median incomes are expected to rise 44% to exceed $211,000. The share of renter-occupied units is projected to grow from 18.5% to 21.3%, signaling deepening rental demand even in a predominantly ownership-oriented market. These trends support both occupancy stability and rent growth potential over the hold period.
The neighborhood ranks 45th among 561 in the metro and carries an A rating, placing in the 86th percentile nationally for housing metrics and the 93rd percentile for average net operating income per unit. Median contract rents of $2,173 rank in the 94th percentile nationally, reflecting pricing power in a supply-constrained environment. Proximity to Intel's Folsom campus and other major employers within 6 to 27 miles anchors workforce demand and supports tenant retention.
Crime trends are favorable for tenant retention: property offenses have declined 25.8% year-over-year, and violent crime remains low in absolute terms despite a year-over-year increase from a minimal base. The asset's suburban location, newer vintage, and access to moderate amenity density align with institutional investment criteria for stable, income-oriented multifamily holdings in growth markets with limited new supply.