| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Poor |
| Demographics | 45th | Fair |
| Amenities | 12th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 890 Village Run Dr, Galt, CA, 95632, US |
| Region / Metro | Galt |
| Year of Construction | 1994 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
890 Village Run Drive Galt Multifamily Investment
This 56-unit property built in 1994 sits in a suburban neighborhood where occupancy rates outperform the broader Sacramento metro, supported by stable household income growth and limited rental supply according to CRE market data from WDSuite.
The property operates within a suburban neighborhood ranking 528th among 561 Sacramento metro neighborhoods, with occupancy rates reaching 95.3% compared to broader metro averages. The area maintains a median household income of $108,847 within a 3-mile radius, representing an 80th national percentile performance that supports rental demand fundamentals.
Built in 1994, this property aligns with the neighborhood's average construction year of 1960, positioning it as newer vintage housing stock that may require lower near-term capital expenditures compared to older competing assets. The area shows only 9.0% of housing units as rental-occupied, indicating a predominantly owner-occupied market that could limit direct rental competition while creating opportunities for households transitioning between ownership cycles.
Demographic projections within the 3-mile radius show household growth of 43.4% forecasted through 2028, with median household income expected to rise 25.1% to approximately $120,515. This expansion in the potential tenant base, combined with forecast rent growth of 26.8%, suggests strengthening fundamentals for occupancy stability and renewal rates. However, the low rental share may limit immediate absorption capacity for significant rent increases.
Amenity density remains limited, with minimal retail, dining, and service establishments per square mile. While this reduces walkability appeal, the suburban setting may attract family-oriented renters seeking larger units and parking availability typical of this housing type and vintage.
The neighborhood demonstrates mixed safety metrics relative to the Sacramento metro area. Property crime rates rank 358th among 561 metro neighborhoods, placing it in the middle tier, while showing improvement with a 16.7% decline in property offense rates over the past year. Violent crime rates rank 377th of 561 neighborhoods, indicating performance below metro median levels.
For multifamily investors, these safety metrics suggest standard due diligence on security measures and tenant screening protocols. The improving property crime trend provides a positive trajectory, though the mixed violent crime performance warrants attention to property management practices that enhance tenant retention and community stability.
The Sacramento region's diverse employment base includes major corporate operations within reasonable commuting distance, supporting workforce housing demand for the property's suburban location.
- DISH Network Distribution Center — logistics and distribution (19.9 miles)
- International Paper — manufacturing and industrial (25.1 miles)
- Cardinal Health — healthcare services (25.3 miles)
- Clorox — consumer products manufacturing (27.6 miles)
- Intel Folsom FM5 — technology and semiconductor (28.6 miles)
This 1994-vintage property benefits from neighborhood occupancy rates of 95.3% that exceed broader market performance, while serving a demographic base with median household income in the 80th national percentile. The 3-mile radius shows projected household growth of 43.4% through 2028, expanding the potential tenant pool significantly. According to multifamily property research from WDSuite, the area's limited 9.0% rental share creates both opportunity and risk — reduced direct competition but potentially constrained absorption for major rent increases.
The suburban setting and 1994 construction year position the asset as newer vintage housing that may require lower immediate capital expenditures compared to older competing properties. Forecast rent growth of 26.8% and household income increases of 25.1% through 2028 suggest strengthening fundamentals, though investors should monitor the impact of limited amenity density on tenant retention and lease-up velocity.
- Strong occupancy performance at 95.3% exceeds metro averages with stable rental demand
- Household growth of 43.4% forecasted through 2028 expands potential tenant base
- 1994 construction reduces near-term capital expenditure requirements compared to older stock
- Limited rental competition with only 9.0% of area housing units rental-occupied
- Risk consideration: Low amenity density may impact tenant retention and lease premiums