| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 49th | Good |
| Amenities | 31st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 633 Archer St, Salinas, CA, 93901, US |
| Region / Metro | Salinas |
| Year of Construction | 1972 |
| Units | 32 |
| Transaction Date | 2008-06-18 |
| Transaction Price | $2,350,000 |
| Buyer | College Apts. LLC |
| Seller | Moon Properties LP |
633 Archer St, Salinas CA Multifamily Investment
Neighborhood occupancy and renter concentration indicate durable tenant demand in a high-cost ownership market, according to WDSuite’s CRE market data.
Positioned in Salinas’ Urban Core, the property benefits from a neighborhood with high occupancy that is competitive among 95 Salinas neighborhoods and in the top quartile nationally. A sizable share of housing units are renter-occupied, supporting a deeper tenant base and steadier lease-up for multifamily assets.
Everyday amenities skew practical: grocery access is a relative strength (top quartile nationally), and restaurant density outperforms many areas, while parks, cafes, childcare, and pharmacies are thinner within the immediate neighborhood. For investors, this mix supports workforce-oriented demand but suggests residents may rely on a broader trade area for certain services.
Within a 3-mile radius, population and household counts have expanded and are projected to continue rising over the next five years, pointing to a larger renter pool. Household incomes have trended higher and are expected to grow further, which can support rent levels and retention if lease management stays aligned with income growth.
Elevated home values and a high value-to-income ratio characterize the ownership market locally, which tends to reinforce reliance on multifamily housing and supports occupancy stability. Rent levels relative to income appear manageable for much of the neighborhood, suggesting some pricing power with prudent renewal strategies and product positioning.
Safety indicators for the neighborhood sit near the national median overall, with several components trending comparatively better than average nationwide. Interpreting the metro rank (49 out of 95), the area is roughly mid-pack among Salinas neighborhoods.
Property-related incidents have increased recently, warranting attention to lighting, access control, and perimeter improvements. In contrast, violent-offense readings track in a stronger national percentile and have eased year over year. For investors, this mix argues for standard operating enhancements rather than a thesis pivot, while monitoring trends alongside local management data.
Regional employment access includes technology and enterprise software employers within commuting range, which can aid leasing consistency for workforce and professional renters. The list below highlights notable names referenced in this analysis.
- IBM Silicon Valley Lab — enterprise software R&D (36.1 miles)
- Netflix — streaming & technology (43.4 miles) — HQ
Built in 1972, this 32-unit asset is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while still benefiting from targeted modernization to enhance rents and retention. High neighborhood occupancy and a strong share of renter-occupied units underpin demand stability, and elevated ownership costs locally tend to sustain reliance on multifamily housing. According to commercial real estate analysis from WDSuite, these fundamentals support a durable income profile when paired with disciplined operations.
Within a 3-mile radius, population and household growth, alongside rising incomes, point to a widening tenant base over the next five years. Amenity access favors groceries and dining, while limited parks and certain services suggest value in on-site features and curb-appeal upgrades. Operators should watch recent property-crime trends and calibrate security and lighting accordingly.
- High neighborhood occupancy and sizable renter-occupied share support leasing stability.
- 1972 vintage offers value-add via modernization while retaining competitive positioning versus older stock.
- Elevated ownership costs in the area reinforce multifamily demand and renewal potential.
- 3-mile growth in population and households expands the tenant base and supports occupancy.
- Risks: recent uptick in property-related incidents and thinner park/amenity coverage require operational focus.