| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 72nd | Best |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1295 Hemingway Dr, Roseville, CA, 95747, US |
| Region / Metro | Roseville |
| Year of Construction | 1999 |
| Units | 56 |
| Transaction Date | 2013-08-23 |
| Transaction Price | $103,000 |
| Buyer | AAH WOODCREEK LP |
| Seller | WOODCREEK TERRACE LP |
1295 Hemingway Dr, Roseville CA Multifamily Investment
Inner-suburban Roseville shows durable renter demand and above-median neighborhood occupancy, according to CRE market data from WDSuite. The submarket’s fundamentals suggest stable cash flow potential with room for value-add from a 1999 vintage.
Located in an Inner Suburb of the Sacramento–Roseville–Folsom metro, the neighborhood ranks 55 out of 561 metro neighborhoods, signaling an overall A-rated location that is competitive among regional peers. Neighborhood occupancy (not the property) is above the metro median and has improved over the past five years, supporting leasing stability for multifamily assets.
Renter-occupied housing accounts for a sizable share of units locally, with the neighborhood’s renter concentration ranking in the top quartile among 561 metro neighborhoods. This points to a deep tenant base for conventional multifamily, while the metro 7s rent-to-income profile indicates moderate affordability pressure that can aid retention and reduce turnover risk.
Within a 3-mile radius, demographics show population growth over the last five years and a larger increase in households, indicating smaller average household sizes and a broader renter pool. Forward-looking projections point to continued population and household growth by 2028, which should expand the tenant base and support occupancy. These demand signals align with commercial real estate analysis trends observed in comparable inner-suburban locations.
Local amenities skew toward daily-needs convenience: grocery access is strong and restaurants are plentiful relative to many metro peers, while cafe and pharmacy density is thinner. The neighborhood 27s home values are elevated for the metro, which tends to reinforce reliance on rental options and supports pricing power for well-managed assets.
Vintage positioning: The property 27s 1999 construction is slightly older than the neighborhood 27s early-2000s average, suggesting potential capital planning for systems and a practical path for value-add or light modernization to stay competitive against newer stock.
Safety indicators present a mixed picture. The neighborhood 27s overall crime standing is around the middle of the pack locally (ranked 398 among 561 metro neighborhoods), while national comparisons show the area performing better than average on property and violent offense rates. Recent year-over-year data indicates some uptick in reported offenses, so prudent underwriting should consider trend monitoring and standard security measures.
For investors, the takeaway is comparative and directional rather than block-specific: conditions are competitive among Sacramento–Roseville–Folsom neighborhoods in some categories, with recent variability that merits routine review of updated public data and onsite operating practices.
Commuter access to major corporate employment nodes supports renter demand and retention, particularly for households seeking proximity to technology, healthcare logistics, and back-office operations. The following nearby employers anchor the workforce draw referenced here.
- Intel Folsom FM5 — semiconductor & technology offices (11.9 miles)
- Cardinal Health — healthcare logistics & distribution (14.4 miles)
- DISH Network Distribution Center — distribution & operations (16.9 miles)
- Xerox State Healthcare — healthcare services & admin (18.1 miles)
- International Paper — packaging & paper operations (18.4 miles)
This 56-unit asset, built in 1999, sits in a neighborhood that ranks near the top of the metro, with occupancy strength at the neighborhood level (not the property) and a renter share that is high relative to most local areas. Within a 3-mile radius, recent population gains and a larger increase in households broaden the tenant base and support steady absorption, while an ownership market with elevated home values helps sustain rental reliance and pricing discipline.
The vintage suggests thoughtful capital planning can unlock value by modernizing interiors and addressing systems to compete with early-2000s stock. According to CRE market data from WDSuite, neighborhood occupancy trends and income dynamics point to a stable operating backdrop, with growth in the household base and daily-needs amenities reinforcing long-term demand.
- Competitive metro location with strong neighborhood occupancy supporting cash flow durability
- Renter concentration and 3-mile household growth expand the tenant funnel for leasing and renewals
- 1999 vintage offers value-add and modernization pathways to maintain positioning versus newer stock
- Elevated ownership costs locally help sustain reliance on multifamily, supporting pricing power
- Risks: recent variability in reported safety metrics and thinner cafe/pharmacy options warrant prudent operations and monitoring