| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 50th | Poor |
| Amenities | 39th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10533 Broken Oak Ct, Penn Valley, CA, 95946, US |
| Region / Metro | Penn Valley |
| Year of Construction | 2003 |
| Units | 42 |
| Transaction Date | 1997-12-04 |
| Transaction Price | $254,000 |
| Buyer | PENN VALLEY 2 LP |
| Seller | PENN VALLEY APARTMENTS LIMITED |
10533 Broken Oak Ct Penn Valley Multifamily Property
This 42-unit property built in 2003 operates in a suburban neighborhood with above-average home values and rental affordability metrics. According to CRE market data from WDSuite, the area demonstrates stable demographic fundamentals despite moderate occupancy levels.
Penn Valley represents a suburban neighborhood in Nevada County, California, ranking 16th among 39 metro neighborhoods with a B rating. The area demonstrates above-median performance in housing metrics, achieving the 65th national percentile for housing fundamentals. Built in 2003, this property aligns with the neighborhood's average construction year of 1991, positioning it as relatively newer stock that may require less immediate capital expenditure compared to older assets.
Demographic data aggregated within a 3-mile radius shows a population of approximately 5,677 residents with stable household formation. The area maintains an 80.5% homeownership rate, with 19.5% of housing units occupied by renters. Median household income of $71,554 supports rental demand, while contract rents averaging $1,523 indicate reasonable affordability with a 0.25 rent-to-income ratio that ranks in the bottom quartile nationally.
The neighborhood's occupancy rate of 81% ranks 28th among local neighborhoods, reflecting moderate absorption dynamics. Home values averaging $550,194 rank in the 87th national percentile, creating elevated ownership costs that sustain rental demand and limit tenant migration to homeownership. Amenity access includes parks and childcare facilities, though commercial amenities like cafes and pharmacies remain limited within the immediate area.
Forward-looking demographics project household growth of 25.5% through 2028, with median income expected to increase 53% to $109,465. This projected renter pool expansion supports longer-term occupancy stability, while forecast rent growth of 32.9% suggests potential pricing power as the local economy strengthens.
Property crime rates in the neighborhood show an estimated 1,240 incidents per 100,000 residents annually, ranking 24th among 39 metro neighborhoods and placing in the 19th national percentile. While this indicates above-average property crime relative to national standards, the trend shows improvement with a 3.4% decline year-over-year, ranking 7th locally for crime reduction.
Violent crime remains relatively contained at 66 incidents per 100,000 residents, ranking 21st locally and achieving the 38th national percentile. More notably, violent crime has declined 20.9% year-over-year, ranking 9th among metro neighborhoods for improvement and reaching the 69th national percentile for positive trend direction. These declining crime metrics suggest improving neighborhood conditions that may support tenant retention and property values.
The regional employment base includes major corporate offices within commuting distance, supporting workforce housing demand for the Penn Valley area.
- Intel Folsom FM5 — technology manufacturing (38.2 miles)
- Cardinal Health — healthcare services (44.2 miles)
This 2003-vintage property operates in a neighborhood with strong housing fundamentals and improving safety metrics, supported by elevated home values that reinforce rental demand. Multifamily property research indicates the area benefits from a favorable rent-to-income ratio and projected household growth of 25.5% through 2028, creating expansion potential for the tenant base. The suburban location provides workforce housing for regional employment centers while maintaining reasonable operating fundamentals.
The property's construction year positions it as newer stock within the neighborhood context, potentially reducing near-term capital expenditure needs compared to older assets. Forecast income growth of 53% and rent growth of 32.9% through 2028 suggest strengthening fundamentals, though current neighborhood occupancy of 81% indicates moderate absorption dynamics that require careful lease management.
- Above-average home values sustain rental demand and limit tenant migration to ownership
- Projected 25.5% household growth through 2028 supports tenant base expansion
- 2003 construction year reduces immediate capital expenditure requirements
- Declining crime trends improve neighborhood stability and tenant retention potential
- Current 81% neighborhood occupancy requires active lease management and competitive positioning