| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 52nd | Fair |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12199 Gateway Ct, Auburn, CA, 95603, US |
| Region / Metro | Auburn |
| Year of Construction | 2001 |
| Units | 60 |
| Transaction Date | 1998-11-16 |
| Transaction Price | $575,000 |
| Buyer | AUBURN COURT APARTMENTS |
| Seller | ARNOLD LYON |
12199 Gateway Ct Auburn Multifamily Opportunity
Suburban Auburn shows steady renter demand and above-median neighborhood occupancy, according to WDSuite’s CRE market data, suggesting durable leasing dynamics supported by a high-cost ownership market.
Auburn’s suburban setting combines everyday convenience with stable housing fundamentals. Neighborhood amenities are competitive among Sacramento-Roseville-Folsom neighborhoods (rank 135 of 561), with dining and coffee options measured at the neighborhood level testing above national norms and pharmacies in the higher national percentiles—useful markers for resident convenience and lease retention. Dedicated park space is limited within the immediate neighborhood, so on-site open areas or nearby regional recreation may matter for positioning.
At the neighborhood level, occupancy trends are above the national median and have improved over the past five years, supporting income stability for operators. Median home values and value-to-income ratios are elevated for the neighborhood versus national benchmarks, which typically sustains reliance on rentals and supports pricing power for well-maintained assets. Rent-to-income readings are moderate, implying manageable affordability pressure that can aid retention.
Vintage matters for competitiveness: the property’s 2001 construction is newer than the neighborhood’s average 1979 stock. That positioning can reduce near-term capital exposure compared with older assets while still leaving room for targeted upgrades to common areas, unit finishes, and building systems to capture incremental rent.
Demographic statistics aggregated within a 3-mile radius indicate a slightly smaller population alongside a modest increase in households and a forecasted expansion in household counts by the middle of the decade. A growing household base with gradually smaller household sizes points to a larger tenant base over time and can support occupancy stability as more renters enter the market. The renter-occupied share within this 3-mile radius is roughly one-third, indicating a meaningful, though not dominant, renter concentration that supports multifamily absorption while still requiring competitive product to win leases.
Safety signals for the neighborhood are favorable in comparative terms. Based on WDSuite neighborhood metrics, the area sits near the safer end of the spectrum within the Sacramento-Roseville-Folsom metro (top decile among 561 neighborhoods) and performs in the higher national percentiles for overall safety—particularly on violent-crime measures, which test in the top tier nationally.
Recent trend data indicates property offenses have seen a year-over-year uptick at the neighborhood level. Investors should account for standard security measures, lighting, and surveillance in capital plans while recognizing the broader comparative safety profile remains strong versus both the metro and national landscape.
Regional employment anchors within commuting range include semiconductors, healthcare distribution, logistics, and paper & packaging. These nodes support a diverse workforce tenant base and help underpin leasing stability for suburban multifamily assets serving commuters.
- Intel Folsom FM5 — semiconductors (20.8 miles)
- Cardinal Health — medical distribution (31.1 miles)
- DISH Network Distribution Center — logistics (32.4 miles)
- Xerox State Healthcare — healthcare services/IT (34.9 miles)
- International Paper — paper & packaging (35.3 miles)
12199 Gateway Ct offers a 2001-vintage, suburban Auburn positioning that is newer than the neighborhood’s average building stock, which can enhance competitive standing while leaving scope for targeted value-add. Neighborhood occupancy trends register above national medians and home values are elevated relative to incomes, reinforcing steady renter demand and potential pricing power for well-located, well-managed assets. Demographic statistics within a 3-mile radius show households growing and are projected to expand further, supporting renter pool expansion and leasing durability.
According to CRE market data from WDSuite, the neighborhood’s safety profile is strong in metro and national comparisons, and amenity access is competitive locally. The investment case centers on stable occupancy, a meaningful renter base, and modernization upside typical for early-2000s construction, balanced against measured affordability considerations and standard operational risks.
- Newer 2001 vintage versus local stock supports competitiveness with targeted renovation upside
- Neighborhood occupancy above national medians points to income stability
- Elevated ownership costs in the area help sustain multifamily rental demand
- 3-mile demographics indicate growing households and a larger tenant base over time
- Risks: property crime uptick, limited nearby park space, and competition for a renter base that is meaningful but not dominant