| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 83rd | Best |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11042 Rue Ivy Rd, Truckee, CA, 96161, US |
| Region / Metro | Truckee |
| Year of Construction | 2008 |
| Units | 32 |
| Transaction Date | 2007-03-26 |
| Transaction Price | $1,250,000 |
| Buyer | TOWN OF TRUCKEE |
| Seller | ALDER PACIFIC ASSOCIATES |
11042 Rue Ivy Rd Truckee Multifamily Investment
Built in 2008 with 32 units, this asset benefits from a high-income mountain town and a deepening regional renter base, according to WDSuite’s CRE market data. Expect stable demand drivers in a high-cost ownership market, with modern vintage positioning relative to older neighborhood stock.
Truckee’s neighborhood context skews Suburban with strong livability tailwinds for workforce and lifestyle renters. Amenity density is competitive among Truckee-Grass Valley neighborhoods (8th of 39), led by a solid mix of restaurants and cafes (both ranking within the more competitive third of the metro), while parks access also ranks competitively. By contrast, grocery, pharmacy, and childcare options are sparse within the immediate neighborhood, so residents typically rely on broader-area retail nodes for daily needs.
Schools are a relative strength: the neighborhood’s average school rating is above metro norms (2nd of 39) and lands in the top quartile nationally (84th percentile). For multifamily investors, this supports household retention among family renters and enhances the appeal of larger floor plans.
The asset’s 2008 construction is newer than the neighborhood’s average vintage (1984). Newer product typically offers better competitive positioning versus older stock and can moderate near‑term capital needs; investors should still plan for ongoing system updates as the property approaches mid-life.
Within a 3‑mile radius, demographics signal a high‑income profile and a growing renter pool. Recent years show population and household growth, and forecasts point to a notable expansion in households by 2028—an indicator of more renters entering the market and support for occupancy stability. The renter‑occupied share in the 3‑mile area is projected to rise meaningfully, creating a larger tenant base for multifamily assets.
Ownership costs are elevated locally, with home values ranking near the top nationally. That high‑cost ownership environment tends to reinforce reliance on rental housing, aiding lease retention and pricing power for well‑positioned units. At the same time, the neighborhood’s rent‑to‑income metrics indicate relatively manageable rent burdens, which can support steady renewals.
Comparable safety datasets for this neighborhood are limited in the current release. Investors typically benchmark neighborhood trends against Truckee‑Grass Valley metro averages and national percentiles when data is available, focusing on multi‑year direction rather than single‑year snapshots. As with any Suburban location, prudent underwriting should incorporate property‑level security practices and resident experience considerations.
- Sysco Food Service — food distribution (23.1 miles)
Regional employment is diversified, with food distribution playing a supporting role for workforce housing in the broader area.
11042 Rue Ivy Rd offers modern 2008 construction in a high‑income pocket of Truckee where ownership costs are elevated relative to incomes. That backdrop reinforces multifamily demand and supports lease retention, while newer vintage can reduce immediate capital intensity versus older neighborhood stock. Based on CRE market data from WDSuite, nearby schools rate strongly and amenity access is competitive at the metro level, enhancing renter appeal for family and lifestyle segments.
Within a 3‑mile radius, population and household growth—paired with a projected increase in renter‑occupied housing—suggests a larger tenant base over the next several years. Investors should balance these strengths against local service gaps (limited nearby grocery and pharmacy options) and plan for mid‑life system updates as the asset ages.
- Newer 2008 vintage versus neighborhood average, positioning for competitive leasing and moderated near‑term capex
- High‑cost ownership market supports steady rental demand and retention
- Strong school ratings and competitive amenities enhance family and lifestyle renter appeal
- 3‑mile demographics indicate renter pool expansion, supporting occupancy stability
- Risks: limited immediate grocery/pharmacy access; plan for aging‑system upgrades as the property advances beyond mid‑life