| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 58th | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 333 Cirby Way, Roseville, CA, 95678, US |
| Region / Metro | Roseville |
| Year of Construction | 1979 |
| Units | 25 |
| Transaction Date | 2019-07-23 |
| Transaction Price | $14,000,000 |
| Buyer | SFC PROMENADE PARK INVESTORS LLC |
| Seller | PROMENADE PARK LLC |
333 Cirby Way, Roseville CA Multifamily Investment
Neighborhood occupancy is strong and renter demand appears resilient relative to metro norms, according to WDSuite’s CRE market data, supporting stable income fundamentals for a 25-unit asset in Roseville.
Roseville’s inner-suburban setting offers solid daily convenience for renters. Neighborhood amenities score in the top quartile among 561 metro neighborhoods, led by above-average access to grocery stores and pharmacies, while park access is similarly strong. Caf e9 density is limited, but everyday retail and services are close enough to support leasing appeal.
At the neighborhood level, occupancy trends are above the national average and above the metro median, indicating steady absorption and reduced downtime risk for stabilized units. Median contract rents in the area sit above national norms, and the rent-to-income profile suggests manageable affordability pressure, which can aid retention when paired with disciplined lease management.
The asset e2 80 99s 1979 vintage is slightly older than the neighborhood e2 80 99s average construction year. That typically calls for targeted capital planning around interiors and building systems, but also presents value-add potential to position the property competitively against newer stock.
Within a 3-mile radius, demographics point to a stable tenant base today with an outlook for expansion: households have grown recently even where population was flat to slightly down, and forecasts show population and households increasing over the next five years. This combination expands the local renter pool and supports occupancy stability for multifamily.
Ownership costs in the area are elevated relative to incomes, and home values trend above national levels. For investors, that typically sustains reliance on rental options and can support pricing power, though it also warrants attention to affordability thresholds to maintain lease-up velocity and renewal rates.
Safety signals are mixed when viewed in context. Compared with neighborhoods nationwide, violent and property offense rates track better than average (higher national percentiles indicate comparatively safer conditions), yet the neighborhood e2 80 99s crime rank sits below the metro median among 561 Sacramento-Roseville-Folsom neighborhoods, indicating it is not one of the metro e2 80 99s stronger performers on this measure.
Recent year-over-year changes show an uptick in reported offenses, so investors should underwrite with prudent security measures and monitor trendlines over multiple years rather than a single period. Positioning, lighting, and resident screening can help support risk management without relying on hyper-local claims.
- Intel Folsom FM5 97 technology & engineering (9.2 miles)
- Cardinal Health 97 healthcare distribution (12.9 miles)
- DISH Network Distribution Center 97 logistics & distribution (14.6 miles)
- Xerox State Healthcare 97 healthcare services (17.2 miles)
- International Paper 97 packaging & paper products (17.3 miles)
333 Cirby Way offers investors a 25-unit foothold in an inner-suburban Roseville neighborhood with above-median metro occupancy and everyday amenities that support renter convenience. The 1979 vintage is slightly older than local averages, creating a practical value-add path via interior modernization and selective system upgrades to improve competitive positioning and capture rent premiums relative to older stock.
Forward-looking neighborhood and 3-mile radius indicators point to a larger renter pool over the next five years, supporting occupancy stability and renewal potential. Elevated ownership costs relative to income reinforce reliance on multifamily, while rent-to-income levels suggest manageable affordability pressure when operators maintain disciplined lease strategies. These dynamics, based on CRE market data from WDSuite, frame a balanced, fundamentals-driven thesis.
- Above-median neighborhood occupancy supports stable cash flow potential
- Value-add upside from 1979 construction via targeted renovations and system upgrades
- Expanding 3-mile renter base and strong everyday amenities underpin leasing
- Elevated ownership costs favor renter reliance, aiding pricing power with careful lease management
- Risks: mixed safety trendlines and lower school ratings warrant conservative underwriting and asset-level mitigation