| 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 | 2019-02-06 |
| Transaction Price | $4,000,000 |
| Buyer | TRC NEW HOPE LP |
| Seller | DAVIS HERITAGE HOUSE ASSOCIATES |
890 Village Run Dr Galt Multifamily Investment
This 56-unit property built in 1994 serves a growing household base in Sacramento County, where median household income has risen 42% over five years and neighborhood-level occupancy holds above 95%, according to CRE market data from WDSuite.
890 Village Run Dr sits in a suburban neighborhood within the Sacramento-Roseville-Folsom metro, where demographic and housing fundamentals support stable multifamily demand. Within a three-mile radius, the household count has grown 6.1% over the past five years, and the population is forecast to expand another 9.1% through 2028, translating to approximately 2,000 additional residents entering the local renter pool. Median household income within the radius stands at $96,454 and has climbed 41.8% since 2018, while the five-year forecast projects median income rising to $120,430—a trajectory that strengthens tenant creditworthiness and supports rent collection stability.
The neighborhood ranks in the 73rd percentile nationally for occupancy rate, with 95.3% of rental units occupied, a signal of sustained absorption and limited supply pressure. Renter-occupied units represent approximately 25% of housing tenure in the immediate area, providing a consistent tenant base for multifamily properties. Median contract rent within the three-mile radius is $1,300, up 26.4% over five years, and forecast to reach $1,650 by 2028—an additional 26.9% increase that reflects ongoing rental demand and limited affordability alternatives. The property's 1994 vintage is newer than the neighborhood average construction year of 1960, positioning it competitively within the local housing stock and reducing near-term capital expenditure risk relative to older inventory.
Home values in the neighborhood have risen 68.3% over five years to a median of $541,235, ranking in the 86th percentile nationally. Elevated ownership costs sustain rental demand by limiting accessibility to homeownership for a broad segment of households, reinforcing reliance on multifamily housing and supporting lease retention. The rent-to-income ratio ranks in the 97th percentile nationally, indicating that rental costs remain manageable relative to household earnings—a factor that mitigates turnover risk and supports occupancy stability over the hold period.
Amenity density is limited in the immediate neighborhood, with grocery stores, cafes, childcare centers, and pharmacies ranking in the bottom quartile per square mile among the metro's 561 neighborhoods. However, parks rank in the 70th percentile nationally, contributing to livability and tenant appeal. Schools in the area average a 2.5 out of 5 rating, placing the neighborhood near the metro median. While amenity access is modest, the combination of affordability, occupancy strength, and income growth underpins the investment case for workforce housing in this submarket.
Safety metrics for the neighborhood reflect a mixed profile that warrants careful lease management and tenant screening. Property crime is estimated at 725 incidents per 100,000 residents, ranking 358th among 561 neighborhoods in the Sacramento metro and placing the area in the 29th percentile nationally—below the national median but not an outlier. Property crime has declined 16.7% year-over-year, ranking in the 60th percentile nationally for improvement, a trend that supports stable tenant retention if sustained.
Violent crime is estimated at 174 incidents per 100,000 residents, ranking 377th in the metro and in the 22nd percentile nationally, indicating elevated rates relative to peer neighborhoods. Violent crime has increased 32.7% year-over-year, ranking in the 31st percentile nationally for trend direction. Investors should monitor these trends closely and consider their impact on tenant perception, lease velocity, and insurance costs. Overall, the neighborhood's crime rank of 471 out of 561 places it in the 36th percentile nationally, underscoring the importance of property management practices that emphasize security, lighting, and community engagement to mitigate perception risk.
The property benefits from proximity to a diversified employment base anchored by major corporate offices and distribution centers within commutable distance. These employers support workforce housing demand and contribute to tenant stability in the Sacramento submarket.
- DISH Network Distribution Center — distribution & logistics (19.8 miles)
- International Paper — manufacturing & packaging (25.1 miles)
- Cardinal Health — healthcare distribution (25.2 miles)
- Xerox State Healthcare — business services (27.0 miles)
- Clorox — consumer goods manufacturing (27.7 miles)
890 Village Run Dr presents a value-add opportunity in a workforce housing submarket characterized by strong occupancy fundamentals, rising household incomes, and constrained homeownership affordability. The property's 56-unit scale offers operational efficiency while remaining accessible to a broad investor base, and its 1994 construction year positions it favorably relative to older neighborhood inventory, reducing near-term capital expenditure risk.
Demographic tailwinds support the investment thesis. Household growth of 6.1% over five years and a forecast population increase of 9.1% through 2028 expand the tenant pool, while median household income growth of 41.8% since 2018—with projections reaching $120,430 by 2028—strengthens resident creditworthiness and rent collection stability. The neighborhood's 95.3% occupancy rate, ranking in the 73rd percentile nationally, signals sustained absorption and limited competitive pressure, reducing lease-up risk and supporting stable cash flow.
Rental fundamentals are compelling. Median contract rent has increased 26.4% over five years to $1,300 and is forecast to rise another 26.9% to $1,650 by 2028, reflecting persistent demand and limited affordability alternatives. Home values have appreciated 68.3% over five years to $541,235, ranking in the 86th percentile nationally, which elevates the barrier to homeownership and reinforces reliance on rental housing. The rent-to-income ratio ranks in the 97th percentile nationally, indicating that rental costs remain manageable relative to earnings—a factor that mitigates turnover and supports occupancy retention.
The property benefits from proximity to diversified employment centers in distribution, manufacturing, healthcare logistics, and consumer goods, supporting workforce tenant demand. While amenity density is modest and safety metrics require active management, the combination of demographic growth, income appreciation, occupancy strength, and rental demand positions this asset for stable cash flow and potential value creation through operational improvements and market rent capture over a medium-term hold period.