| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Best |
| Demographics | 63rd | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 415 Sierra College Dr, Grass Valley, CA, 95945, US |
| Region / Metro | Grass Valley |
| Year of Construction | 2001 |
| Units | 55 |
| Transaction Date | 2013-12-16 |
| Transaction Price | $8,618,000 |
| Buyer | Cascade Living Group |
| Seller | Highgate Grass Valley, LLC |
415 Sierra College Dr Grass Valley Multifamily Investment
Neighborhood-level data point to steady renter demand and above-median occupancy for the area, according to WDSuite’s CRE market data. A balanced renter concentration and strong local amenities suggest durable leasing fundamentals for investors screening comparables.
This Inner Suburb neighborhood in Grass Valley ranks 1st of 39 locally with an A+ rating, indicating competitive fundamentals versus the metro. Amenity access is a clear strength (top quartile nationally), with high concentrations of restaurants, groceries, pharmacies, and cafes supporting daily convenience—factors that typically aid retention for multifamily assets. School quality also trends strong (above the 80th national percentile), which can help stabilize family-oriented renter segments.
Neighborhood occupancy is 92.1% (ranked 17 of 39), positioning it above the metro median and supportive of stable cash flow at the submarket level. The share of housing units that are renter-occupied sits at 50.3% (ranked 2 of 39; high national percentile), signaling a deep tenant base for multifamily leasing; this statistic reflects the neighborhood, not the property.
Within a 3-mile radius, population and households have expanded in recent years, and forecasts point to continued population growth and a sizable increase in households. This implies a larger tenant base ahead and supports occupancy stability and absorption for professionally managed communities. Average household size is edging lower, which can sustain demand for smaller formats and flexible lease options rather than implying new unit construction.
Home values in the neighborhood trend on the higher side for the U.S. (nationally high percentile), while rent-to-income levels are moderate. In practice, a high-cost ownership market tends to reinforce reliance on rental housing and can support pricing power and lease retention for well-positioned properties, particularly those offering convenience and functional finishes.
Construction across the neighborhood skews older (average year 1968), whereas this property was built in 2001. The more recent vintage enhances competitive positioning versus older stock, though investors should still plan for systems updates and selective modernization to meet current renter expectations.
Safety trends are mixed relative to benchmarks. The neighborhood ranks 27th of 39 in the metro on crime, indicating it trails stronger-performing areas locally and falls below national safety percentiles. That said, estimated property offense rates have improved year over year, which suggests incremental progress. These data reflect neighborhood-level conditions rather than this specific property, and investors typically underwrite with additional, current-period diligence.
Regional employers within commuting reach can contribute to renter demand, particularly among engineering and technical workers. The list below reflects notable nearby presence relevant to this commute shed.
- Intel Folsom FM5 — semiconductor design & operations (41.3 miles)
Built in 2001 with 55 units, 415 Sierra College Dr benefits from a top-ranked Grass Valley neighborhood where amenity access and school quality compare favorably at the national level. Neighborhood occupancy is above the metro median and the renter-occupied share is elevated, signaling depth of demand for multifamily product; these are neighborhood metrics, not property performance figures. Within a 3-mile radius, population and household growth—along with forecasts for further expansion—point to a larger tenant base that can support leasing stability.
According to CRE market data from WDSuite, the area’s high-cost ownership context tends to sustain rental reliance, while the property’s more recent vintage versus the local housing stock provides competitive positioning. Investors should still budget for targeted modernization and be mindful that neighborhood safety metrics lag higher-performing submarkets, warranting careful leasing and asset management strategies.
- Above-median neighborhood occupancy and elevated renter-occupied share support leasing stability (neighborhood metrics).
- Strong amenities and school ratings aid retention and pricing power for well-managed assets.
- 2001 vintage offers competitive positioning versus older local stock with selective value-add potential.
- 3-mile radius growth in population and households expands the tenant base, supporting occupancy and absorption.
- Risks: neighborhood safety metrics are weaker than national averages; plan for prudent operations and targeted capex.