| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Best |
| Demographics | 63rd | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 126 W Berryhill Dr, Grass Valley, CA, 95945, US |
| Region / Metro | Grass Valley |
| Year of Construction | 1981 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
126 W Berryhill Dr Grass Valley Multifamily Investment
This 48-unit property anchors a top-ranked neighborhood within the Truckee-Grass Valley metro, where neighborhood-level occupancy stands at 92.1% and renter-occupied units represent 50.3% of housing stock, according to CRE market data from WDSuite.
126 W Berryhill Dr sits in an Inner Suburb neighborhood that ranks 1st among 39 neighborhoods in the Truckee-Grass Valley metro, earning an A+ rating. The neighborhood scores in the top quartile nationally for amenity access, with 6.65 restaurants per square mile (85th percentile nationally), 1.48 grocery stores per square mile (78th percentile), and 0.92 pharmacies per square mile (83rd percentile). Average school ratings reach 4.0 out of 5, placing the area in the 84th percentile nationwide—a factor that supports family-oriented tenant retention and depth of demand.
The property was built in 1981, older than the neighborhood average construction year of 1968 (31st percentile nationally). This vintage presents value-add and renovation upside for investors willing to undertake capital improvements, particularly given the strong fundamentals of the surrounding market. Median contract rent in the neighborhood is $1,412 (75th percentile nationally), while neighborhood-level occupancy trends show a 92.1% rate (55th percentile nationally, above the metro median). Renter-occupied units account for 50.3% of housing stock (88th percentile nationally), signaling a deep and stable tenant base for multifamily operators.
Within a 3-mile radius, the population totals approximately 22,031 residents, with households numbering 9,882. The area has experienced modest population growth of 11.3% over the past five years, and forward projections indicate an 8.0% increase by 2028, expanding the household count by 38.0% over the same period. This renter pool expansion supports occupancy stability and lease renewal rates. Median household income stands at $64,098, with forecast growth to $76,529 by 2028—a 19.4% increase that underpins tenant affordability and pricing power for landlords. Renter-occupied units are projected to grow from 3.2 to 7.95 within the forecast period, reflecting a shift toward rental housing demand.
Median home values in the neighborhood reach $488,484 (83rd percentile nationally), with a value-to-income ratio of 6.2 (89th percentile nationally). These elevated ownership costs limit accessibility to ownership and sustain rental demand, reinforcing tenant reliance on multifamily housing. The rent-to-income ratio of 0.16 (47th percentile nationally) suggests moderate affordability pressure, providing lease management considerations while maintaining retention potential. Median contract rent is forecast to rise to $1,812 by 2028, a 51.3% increase that reflects strong pricing power in a supply-constrained market.
The neighborhood's crime rank stands at 27th among 39 metro neighborhoods (29th percentile nationally), indicating property and violent offense rates that are higher relative to the metro median but within a manageable range for commercial real estate investors conducting due diligence. The property offense rate is estimated at 2,521.5 incidents per 100,000 residents (8th percentile nationally), while the violent offense rate is 241.3 per 100,000 residents (18th percentile nationally). Both metrics reflect elevated crime relative to national benchmarks, though recent trends show a 7.4% decline in property offenses year-over-year (48th percentile nationally), suggesting modest improvement.
Investors should incorporate these safety dynamics into underwriting, particularly for tenant screening, lease terms, and property management protocols. The neighborhood's strong amenity access, school ratings, and occupancy fundamentals may offset localized safety concerns for tenants prioritizing affordability and convenience. As with any commercial real estate analysis, block-level conditions can vary, and on-site inspections and engagement with local property management are recommended to contextualize these metro-level trends.
The regional employment base includes Intel Folsom FM5, a major corporate office located approximately 41 miles from the property, supporting workforce housing demand and commute accessibility for tenants employed in technology and corporate sectors.
- Intel Folsom FM5 — corporate offices (40.6 miles)
126 W Berryhill Dr offers a value-add opportunity in a top-ranked neighborhood where fundamental demand drivers remain strong. The property's 1981 construction year positions it for capital improvement and renovation upside, allowing investors to capture rent growth in a market where neighborhood-level median contract rents are forecast to rise 51.3% by 2028. Neighborhood-level occupancy of 92.1% and a renter-occupied housing share of 50.3% (88th percentile nationally) reflect stable tenant demand. Within a 3-mile radius, household growth of 38.0% is projected through 2028, with median household income increasing 19.4% to $76,529, supporting tenant affordability and lease renewal rates. Elevated home values (83rd percentile nationally) and a value-to-income ratio of 6.2 sustain rental demand by limiting ownership accessibility, reinforcing tenant reliance on multifamily housing.
The neighborhood's A+ rating and top-quartile national performance in amenity access, school quality, and NOI per unit ($13,054, 91st percentile nationally) underscore the market's investment-grade fundamentals. However, investors should account for higher crime metrics (29th percentile nationally) and the capital expenditure requirements associated with the property's vintage. These factors warrant careful underwriting of renovation budgets, property management protocols, and tenant screening processes.
- Top-ranked neighborhood (1st of 39) with A+ rating and strong amenity access supporting tenant retention
- Value-add potential from 1981 vintage in a market with 51.3% forecast rent growth by 2028
- Household growth of 38.0% and income gains of 19.4% expanding the renter pool and affordability
- Elevated home values (83rd percentile nationally) sustaining rental demand and lease stability
- Higher crime metrics (29th percentile nationally) and older vintage require diligent underwriting of capital needs and risk management