| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 49th | Fair |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12100 Persimmon Ter, Auburn, CA, 95603, US |
| Region / Metro | Auburn |
| Year of Construction | 1979 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | $2,320,000 |
| Buyer | MP CORE PERSIMMON TERRACE LLC |
| Seller | PERSIMMON TERRACE APARTMENTS LP |
12100 Persimmon Ter Auburn Multifamily Investment
Neighborhood fundamentals point to steady renter demand and mid-90s occupancy at the neighborhood level, according to WDSuite’s CRE market data. Investor focus centers on an elevated renter concentration locally and a high-cost ownership market that can support retention and pricing discipline.
The property is in Auburn’s Inner Suburb (Sacramento–Roseville–Folsom metro), where the neighborhood carries an A- rating and ranks 133 out of 561 — competitive among Sacramento–Roseville–Folsom neighborhoods and above the metro median. Daily-needs access is a relative strength: grocery, pharmacy, and dining densities sit in higher national percentiles, supporting convenience-driven leasing.
At the neighborhood level, occupancy sits in the top quartile nationally, signaling resilient demand for stabilized assets. Renter-occupied housing accounts for a majority of local units, indicating depth in the tenant base. In the broader 3-mile radius, the housing stock leans more owner-occupied, which can moderate competitive supply from smaller rentals while still providing a sizable renter pool.
Vintage is relevant for underwriting: built in 1979, the asset is slightly newer than the neighborhood’s average vintage (mid-1970s). Expect typical late-1970s systems and finishes; targeted renovations and selective capital planning can enhance competitiveness against both older legacy stock and newer product nearby.
Within a 3-mile radius, WDSuite’s data indicates modest population growth over the past five years, with households expanding faster than population and average household size edging lower. This implies more, smaller households — a setup that tends to support consistent demand for 1–2 bedroom units. Median household incomes have risen, and rents have trended upward at a manageable pace, positioning the submarket for continued absorption so long as affordability is managed thoughtfully. Elevated home values compared with incomes suggest a high-cost ownership market that can reinforce reliance on multifamily rentals.
Counterpoints remain. Average school ratings trail national norms, which may limit appeal for some family renters. Park access is limited in the immediate neighborhood, though broader amenity coverage (cafes, restaurants, pharmacies, groceries) scores above metro medians and supports day-to-day livability.
Neighborhood safety trends should be evaluated in context. Compared with the 561 neighborhoods in the Sacramento–Roseville–Folsom metro, this area’s crime rank places it below the metro median, while national comparisons indicate performance below the national median. Recent data shows a year-over-year decline in estimated violent offenses, an encouraging directional signal, while property offense levels warrant routine risk management measures common to suburban multifamily.
Investors typically address these dynamics through standard operating practices — lighting, access controls, and community engagement — with the goal of supporting resident retention and protecting cash flow over time.
Regional employment access supports workforce housing demand, with commutable links to technology, healthcare logistics, and distribution employers that can stabilize leasing and reduce turnover risk.
- Intel Folsom FM5 — technology (19.0 miles)
- Cardinal Health — healthcare logistics (30.2 miles)
- DISH Network Distribution Center — distribution (31.2 miles)
- Xerox State Healthcare — healthcare services (34.3 miles)
- International Paper — paper & packaging (34.5 miles)
This 44-unit asset benefits from neighborhood-level occupancy that ranks in the top quartile nationally and an elevated share of renter-occupied housing, supporting a durable tenant base. According to CRE market data from WDSuite, daily-needs amenities are competitive, while the surrounding 3-mile radius shows household growth outpacing population growth — a setup that favors steady demand for 1–2 bedroom product. Elevated for-sale home values relative to incomes further reinforce reliance on rentals, supporting pricing discipline when paired with attentive lease management.
Constructed in 1979, the property’s vintage points to selective value-add potential — kitchens, baths, and energy systems can be addressed to improve rent positioning against older stock without attempting to compete directly with new construction. Key underwriting considerations include rent-to-income pressure in parts of the neighborhood, below-average school ratings, and limited park access, which argue for conservative renewal assumptions and proactive resident engagement.
- Neighborhood occupancy in the top quartile nationally supports cash flow stability
- Elevated renter concentration provides depth to the tenant base
- 1979 vintage offers targeted value-add and system upgrades to enhance competitiveness
- High-cost ownership market underpins renter reliance and pricing discipline
- Risks: affordability pressure, below-average school ratings, and limited park access warrant conservative underwriting