| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 40th | Poor |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11865 Mt Vernon Rd, Auburn, CA, 95603, US |
| Region / Metro | Auburn |
| Year of Construction | 2001 |
| Units | 36 |
| Transaction Date | 2000-07-21 |
| Transaction Price | $189,000 |
| Buyer | AUBURN PALM TERRACE LP |
| Seller | RADER RICHARD E |
11865 Mt Vernon Rd Auburn Multifamily Opportunity
Neighborhood fundamentals point to durable renter demand supported by a high-cost ownership market and steady occupancy, according to WDSuite s CRE market data.
Located in suburban Auburn within the Sacramento Roseville Folsom metro, the neighborhood carries a C+ rating and sits above the metro median (rank 333 of 561) for overall livability. Local operations trends indicate occupancy in the neighborhood has held in a stable range, with performance that lands around the middle of U.S. neighborhoods, suggesting predictable leasing conditions rather than sharp swings.
The area is a high-cost ownership market compared with most U.S. neighborhoods (home values rank in the upper decile nationally). For multifamily investors, elevated ownership costs typically sustain reliance on rentals and can support pricing power and lease retention when managed carefully. Median contract rents in the neighborhood sit above many national peers, while the rent-to-income profile signals manageable affordability pressure for a broad tenant base.
Renter concentration at the neighborhood level is above the national midpoint, indicating a meaningful pool of renter-occupied units that supports absorption and renewal prospects. Within a 3-mile radius, households have grown in recent years and are projected to expand further, with smaller average household sizes increasing the number of households even as population growth remains modest. These dynamics generally translate into a larger tenant base over the medium term.
Day-to-day convenience is mixed: grocery and pharmacy access compares near U.S. medians, childcare availability is stronger than average, while parks and cafes are limited within the immediate neighborhood. School ratings trend below national norms, which can influence unit mix and marketing but does not preclude steady workforce housing demand given the region s employment base.
Safety indicators compare favorably at the national level. Both violent and property offense measures are in the top quartile nationally for safety, according to CRE market data from WDSuite, and recent year-over-year trends show declines in estimated offense rates. For investors, this relative positioning supports leasing stability and tenant retention compared with many U.S. neighborhoods.
At the metro scale (Sacramento Roseville Folsom; 561 neighborhoods), the area performs above the metro average on several safety dimensions. While no submarket is without risk, the directional improvement and strong national standing reduce downside volatility typically associated with higher-crime locations.
Regional employment is anchored by engineering, technology, logistics, and healthcare-related corporate offices within commuting reach, supporting a steady workforce renter base for Auburn assets. The list below highlights nearby employers that underpin demand and help reduce turnover risk tied to long commutes.
- Intel Folsom FM5 semiconductor design & operations (18.9 miles)
- Cardinal Health medical distribution (29.9 miles)
- DISH Network Distribution Center logistics (30.9 miles)
- Xerox State Healthcare healthcare services (33.9 miles)
- International Paper packaging & paper goods (34.2 miles)
Built in 2001, the property is newer than the neighborhood s average vintage, offering a competitive position against older stock while leaving room for targeted modernization to drive rent premiums relative to local comparables. According to CRE market data from WDSuite, the neighborhood s occupancy trends are steady and home values sit well above national norms, which typically reinforces reliance on multifamily housing and supports pricing power when paired with prudent lease management.
Within a 3-mile radius, households have increased and are projected to grow further as average household size declines, expanding the renter pool even with modest population growth. Neighborhood-level renter concentration is above the national midpoint, and operating benchmarks such as NOI per unit compare favorably nationwide, signaling a supportive backdrop for long-term ownership. Key considerations include limited nearby parks and cafes and lower average school ratings, which may influence marketing and amenity strategy but do not negate the area s workforce demand and commuting access to major employers.
- 2001 vintage positions the asset competitively versus older local stock with selective value-add potential
- High-cost ownership market supports durable rental demand and retention potential
- Steady neighborhood occupancy and above-median renter concentration underpin leasing stability
- 3-mile household growth and shrinking household sizes expand the tenant base over time
- Risk: limited nearby parks/cafes and lower school ratings may require targeted amenity and marketing strategy