| 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 | 2016-05-20 |
| Transaction Price | $28,500,000 |
| Buyer | Ronald Ashley |
| Seller | Trevor Wilson |
2230 Valley View Pkwy, El Dorado Hills Multifamily Investment
Positioned in a top-quartile Sacramento metro neighborhood with strong renter demand and high occupancy at the neighborhood level, according to WDSuite’s CRE market data, this 2013 asset offers durable leasing fundamentals.
The property sits in an A-rated, suburban neighborhood ranked 45 out of 561 within the Sacramento–Roseville–Folsom metro, placing it in the top quartile among metro neighborhoods. This standing reflects resilient leasing conditions and steady renter interest at the neighborhood level, supported by a high neighborhood occupancy rate and above-median performance nationally.
Livability drivers are broad-based. Neighborhood amenity access trends above national medians, with childcare availability in the upper tier nationally and dining and daily-needs retail present within practical drive times. While park density is limited within the immediate neighborhood footprint, household incomes trend well above national norms, and multifamily rent levels locally track in the upper national percentiles—conditions that support stabilized operations for quality assets.
Vintage is an advantage: built in 2013, the property is newer than the neighborhood’s average construction year (2000). Newer stock tends to show competitive appeal versus older comparables, though investors should still plan for routine mid-life system upgrades and selective modernization to maintain positioning.
Tenure patterns indicate an owner-leaning area with a smaller share of housing units that are renter-occupied—roughly around one-fifth in the 3-mile radius—suggesting a thinner but more affluent renter pool. In practice, this can translate to stable occupancy with measured turnover for well-amenitized communities, provided pricing aligns with local rent-to-income dynamics.
Within a 3-mile radius, demographics point to continued support for multifamily demand: recent population growth has been strong, households have expanded meaningfully, and forecasts call for further household growth alongside slightly smaller average household sizes. These trends indicate a larger tenant base and continued interest in rental options, which can help sustain occupancy and leasing velocity.
Neighborhood safety indicators are mixed but generally competitive. Overall crime positioning is near national midranges and compares reasonably within the metro. Importantly, property-related incidents have moved in a favorable direction year over year, while violent offense rates benchmark in a stronger national percentile; however, the recent year’s change in violent incidents reflects volatility that warrants monitoring.
In metro context, the area’s safety profile sits above the median for several indicators and remains serviceable for workforce and professional tenants. Investors should underwrite with standard security measures and continue to track trendlines rather than single-year shifts to assess ongoing risk.
Proximity to regional employers supports a stable leasing base, with commutable access to technology, logistics, and healthcare-related operations that underpin local renter demand.
- Intel Folsom FM5 — technology & engineering (5.9 miles)
- DISH Network Distribution Center — logistics & distribution (19.4 miles)
- Cardinal Health — healthcare distribution (22.2 miles)
- International Paper — manufacturing & packaging (26.6 miles)
- Xerox State Healthcare — healthcare services (27.4 miles)
This 105-unit community benefits from neighborhood-level occupancy strength and affluent area fundamentals that support rent collections and retention. Based on CRE market data from WDSuite, the surrounding neighborhood ranks in the top quartile within the Sacramento–Roseville–Folsom metro, with rent levels and home values that sit in higher national percentiles—conditions that sustain renter reliance on multifamily housing and support pricing power for well-managed assets.
Built in 2013, the property is newer than the local average vintage and should remain competitive versus older supply; investors can target selective capital projects (common-area updates, unit finish refreshes, and system maintenance) to protect occupancy and extend leasing velocity. Within a 3-mile radius, population and household counts have grown and are projected to expand further, enlarging the tenant base even as average household size trends down. The area is owner-leaning, so the renter pool is thinner but higher-income, which can translate into stable tenancy when rent-to-income is managed prudently. Near-term rent forecasts suggest moderation rather than outsized growth, reinforcing the case for disciplined operations and asset quality to drive performance.
- Top-quartile neighborhood in the Sacramento metro, supporting durable occupancy
- 2013 construction provides competitive positioning versus older stock with manageable mid-life CapEx
- Affluent 3-mile demographics and expanding household base enlarge the tenant pool
- Regional employers within commuting distance underpin workforce and professional renter demand
- Risks: owner-leaning area and near-term rent moderation require disciplined pricing and retention strategy