| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 66th | Good |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13340 Luther Rd, Auburn, CA, 95603, US |
| Region / Metro | Auburn |
| Year of Construction | 1997 |
| Units | 20 |
| Transaction Date | 2025-06-02 |
| Transaction Price | $4,375,000 |
| Buyer | ASHKAR KAMRAN FEIZOLLAHI |
| Seller | KFP OLIVE COURTS LLC |
13340 Luther Rd Auburn CA Multifamily Investment
Positioned for steady renter demand in a high-cost ownership pocket, this 20‑unit asset benefits from neighborhood occupancy trending above national norms, according to WDSuite’s CRE market data.
The property sits in a suburban Auburn neighborhood rated A- and competitive among Sacramento–Roseville–Folsom submarkets, ranking in the top quartile among 561 metro neighborhoods. For investors, this points to balanced livability with demand fundamentals that support leasing stability rather than speculative upside.
Local amenities are a relative strength: cafes and parks test in the upper quartile nationally, with grocery and restaurant density also above national averages. That mix supports day-to-day convenience for residents and can aid retention. Notably, childcare and pharmacy options are thinner in the immediate area, which may modestly narrow the resident profile but does not preclude workforce appeal.
Neighborhood occupancy runs above national averages and has trended higher over the last five years, reinforcing baseline stability. Median asking rents in the area are also elevated relative to much of the country, yet rent-to-income levels signal manageable affordability pressure, which can support lease duration and reduce turnover risk. Elevated home values compared with national benchmarks indicate a high-cost ownership market, which typically sustains reliance on multifamily housing rather than shifting demand toward for-sale alternatives.
Demographic indicators, aggregated within a 3‑mile radius, show recent population growth with a larger increase in households and families, expanding the tenant base. The renter-occupied share is roughly one-third of housing units in this radius, providing a meaningful pool of prospective tenants while leaving room to capture households that remain priced out of ownership. Forward-looking projections point to continued household growth, which should help support occupancy and absorption over the medium term based on WDSuite’s commercial real estate analysis.
Safety metrics compare favorably at the national level. The neighborhood lands in the upper quartile nationally for overall safety indicators, and recent year-over-year declines in both violent and property offense estimates point to improving conditions. Compared with many U.S. neighborhoods, this area presents a comparatively low-risk profile, though investors should always evaluate property-level measures and insurer perspectives as part of due diligence.
Regional employment access is anchored by technology, healthcare logistics, and corporate services nodes within commuting range, supporting workforce renter demand and lease retention. The list below highlights nearby employers relevant to the resident base.
- Intel Folsom FM5 — semiconductor offices (20.4 miles)
- Cardinal Health — healthcare logistics (31.6 miles)
- DISH Network Distribution Center — distribution (32.6 miles)
- Xerox State Healthcare — healthcare services (35.7 miles)
- International Paper — packaging & paper products (36.0 miles)
Built in 1997, the asset is newer than much of the local housing stock, offering relative competitiveness versus older product while leaving room for system upgrades or light renovations to drive rent positioning. Renter demand is supported by above-average neighborhood occupancy, growing households within a 3‑mile radius, and elevated for-sale home values that tend to sustain multifamily reliance. According to CRE market data from WDSuite, area rents sit above many national peers while rent-to-income levels imply manageable affordability pressure — a combination that can support lease duration and pricing discipline.
The location’s amenity mix (cafes, parks, grocery, and restaurants) aligns with resident convenience, and proximity to diversified employment nodes within commuting distance underpins a broad workforce tenant base. Key considerations include somewhat limited nearby childcare and pharmacy options and the need to plan for mid‑life capital items typical for late‑1990s construction.
- 1997 vintage offers competitive positioning versus older stock, with value‑add potential via targeted upgrades
- Above‑average neighborhood occupancy and growing 3‑mile households support demand and retention
- High-cost ownership context reinforces multifamily reliance and pricing power
- Amenity access and commutable employment nodes broaden the workforce renter pool
- Risks: thinner childcare/pharmacy options nearby and routine capex planning for late‑1990s systems