| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 65th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 713 Stafford St, Folsom, CA, 95630, US |
| Region / Metro | Folsom |
| Year of Construction | 1973 |
| Units | 48 |
| Transaction Date | 1997-01-01 |
| Transaction Price | $1,313,500 |
| Buyer | CORNERSTONE FOLSOM GARDENS CORP II |
| Seller | FOLSOM GARDEN APARTMENTS LTD PHASE II |
713 Stafford St Folsom Multifamily Investment
Neighborhood occupancy sits around the mid-90s with strong amenity access and solid schools, supporting demand resilience according to WDSuite’s CRE market data. Investor focus here is sustained renter demand in an A+ inner-suburban location with limited new supply pressure nearby.
Folsom’s A+ neighborhood profile (ranked 20 of 561 within the Sacramento–Roseville–Folsom metro) points to durable fundamentals for multifamily. Amenity access is a clear strength — restaurants and grocery options sit in the high-90s national percentiles, and park access is similarly strong — which tends to bolster leasing velocity and retention. Average school ratings are also high (94th percentile nationally), a factor that can help stabilize tenant duration for family-oriented units.
Neighborhood occupancy is about 95.5%, above national norms, and the share of renter-occupied housing is substantial at roughly 49% of units (87th percentile nationally). For investors, that renter concentration signals a deep tenant base and supports ongoing demand for professionally managed apartments. Home values benchmark high versus the nation (86th percentile) and value‑to‑income ratios track in the 91st percentile, indicating a high‑cost ownership market that tends to sustain reliance on rental housing and support pricing power when managed carefully.
Demographic statistics aggregated within a 3‑mile radius show recent population growth and rising household counts, with projections indicating further increases over the next five years. This implies a larger renter pool and supports occupancy stability, though lease management should account for potential affordability pressure as rents trend upward. Median rent levels in the area have grown over the past five years, reinforcing revenue potential; at the same time, a rent‑to‑income ratio near 0.21 suggests room to balance renewals and rent steps to protect retention.
Vintage matters: the property’s 1973 construction is newer than the neighborhood’s older average housing stock (1950s). That positioning can offer a competitive edge versus pre‑1960 assets while still warranting targeted modernization of building systems and interiors to capture value‑add upside. These dynamics align with a balanced commercial real estate analysis of occupancy, renter depth, and household growth, based on CRE market data from WDSuite.
Safety indicators are mixed but generally stable in context. The neighborhood’s overall safety sits slightly above national averages, with violent incidents comparing favorably to U.S. norms (higher national safety percentile), while property incidents trend less favorably than the national median. Within the Sacramento–Roseville–Folsom metro, the area’s ranking places it competitive with many peer neighborhoods rather than at either extreme.
Recent directionality is constructive: estimated violent incidents declined meaningfully year over year, and property incidents edged down as well. For investors, this suggests monitoring remains prudent, but current trends point toward gradual improvement. As always, evaluate property‑level measures (lighting, access control, monitoring) to support resident experience and retention.
Proximity to advanced manufacturing and distribution employers underpins workforce housing demand and commute convenience for residents. Notable nearby employers include Intel, DISH Network, Cardinal Health, International Paper, and Xerox State Healthcare.
- Intel Folsom FM5 — technology & R&D offices (2.4 miles)
- DISH Network Distribution Center — distribution (15.8 miles)
- Cardinal Health — healthcare distribution (17.1 miles)
- International Paper — packaging & materials (21.7 miles)
- Xerox State Healthcare — healthcare services (22.2 miles)
713 Stafford St offers investors exposure to an A+ inner‑suburban location in Folsom with solid demand drivers: high amenity access, strong school ratings, and an above‑average neighborhood occupancy rate near the mid‑90s. Elevated home values relative to income indicate a high‑cost ownership market, which typically sustains rental demand and supports pricing power when paired with careful lease management. According to CRE market data from WDSuite, the neighborhood’s renter‑occupied share is substantial, reinforcing depth of the tenant base.
Built in 1973, the asset is newer than much of the neighborhood’s older housing stock, creating value‑add potential through selective system upgrades and interior modernization to remain competitive against both older properties and newer deliveries across the metro. Demographic statistics aggregated within a 3‑mile radius reflect recent growth and additional household expansion ahead, which should support occupancy stability and leasing momentum over the hold period, while acknowledging routine affordability and property‑condition risks.
- A+ inner‑suburban location with strong amenities and schools supporting leasing strength
- Neighborhood occupancy near mid‑90s and sizable renter base underpin demand
- High home values vs. income reinforce renter reliance and pricing power potential
- 1973 vintage offers value‑add via targeted system and interior upgrades
- Risks: property‑crime exposure vs. national median, affordability management, and capital planning for aging components