| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 28th | Poor |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10245 Mills Station Rd, Rancho Cordova, CA, 95670, US |
| Region / Metro | Rancho Cordova |
| Year of Construction | 1973 |
| Units | 28 |
| Transaction Date | 2015-03-25 |
| Transaction Price | $1,595,000 |
| Buyer | NIJJER HARJINDER S |
| Seller | SONOMA FEDERAL LLC |
10245 Mills Station Rd Rancho Cordova Multifamily Investment
Neighborhood occupancy trends are solid relative to the metro, supporting steady renter demand, according to WDSuite s CRE market data.
Located in Rancho Cordova within the Sacramento-Roseville-Folsom metro, the property benefits from a renter base supported by a mix of neighborhood amenities and commuting access. Caf e9 and grocery density ranks competitive among 561 metro neighborhoods and sits well above national norms, while park, pharmacy, and childcare options are lighter locally f4 80 94investors may consider on-site conveniences to offset these gaps.
Neighborhood occupancy is above the metro median and in the top quartile nationally, indicating resilient leasing conditions and supporting pricing power over time (based on CRE market data from WDSuite). Median contract rents in the neighborhood are mid-to-upper range for comparable submarkets, and a rent-to-income profile near 0.18 suggests some affordability headroom that can aid retention and limit turnover risk.
Tenure patterns point to depth in the renter pool: an estimated 42.9% of housing units are renter-occupied, which is above metro median levels for Sacramento. For investors, that renter concentration supports ongoing multifamily demand and broader marketing reach across unit types and price points.
Within a 3-mile radius, demographics show recent population growth and an increase in households, with projections indicating further household gains alongside slightly smaller average household sizes over the next five years. This dynamic typically expands the renter pool and supports occupancy stability for workforce and mid-market units.
Home values in the neighborhood track above national averages for similar areas, creating a relatively high-cost ownership market. In practice, elevated values and value-to-income ratios reinforce reliance on rental housing, which can support lease retention and reduce concession pressure during softer leasing seasons.
Safety conditions in the neighborhood are mixed when benchmarked against the region and nation. Relative to neighborhoods nationwide, safety indicators sit below the national median, and compared with the 561 neighborhoods in the Sacramento metro, the area trends on the higher-crime side of the distribution. That said, property-related offenses have declined materially over the past year, signaling some improvement in trend momentum, according to WDSuite s CRE market data.
For underwriting, investors often pair neighborhood-level data with property-specific measures (access control, lighting, parking design) and emphasize resident engagement. Monitoring local trendlines and coordinating with security best practices can help sustain leasing and retention even where the broader area reads as higher risk.
The employment base nearby includes logistics, healthcare distribution, technology, and paper products operations, which supports a diverse renter pool and commute convenience for workforce housing. The following employers reflect the closest concentrations likely to influence leasing and retention dynamics.
- DISH Network Distribution Center f4 80 94 logistics/distribution (5.6 miles)
- Cardinal Health f4 80 94 healthcare distribution (8.4 miles)
- Intel Folsom FM5 f4 80 94 technology offices (8.8 miles)
- International Paper f4 80 94 paper & packaging operations (12.5 miles)
- Xerox State Healthcare f4 80 94 health services administration (13.5 miles)
This 28-unit asset, built in 1973, aligns with durable workforce demand in Rancho Cordova. The surrounding neighborhood shows above-median occupancy within the Sacramento metro and top-quartile standing nationally, which supports lease-up consistency and pricing discipline. A renter-occupied share near the mid-40% range indicates a sizable tenant base, while a rent-to-income profile around 0.18 provides some affordability headroom for renewals, according to CRE market data from WDSuite. Given the 1970s vintage, investors should underwrite near- to medium-term capital needs for building systems, with selective value-add potential via interior modernization and curb appeal.
Within a 3-mile radius, recent population and household growth, alongside forecasts for additional household gains and slightly smaller household sizes, point to continued renter pool expansion. Local ownership costs track on the higher side versus national norms, which tends to sustain reliance on rental housing and can bolster retention for well-managed properties. Amenity access is mixed f4 80 94strong for everyday groceries and dining, lighter for parks and pharmacies f4 80 94suggesting on-site features and service quality can be differentiators.
- Above-median neighborhood occupancy and strong national standing support leasing stability
- Renter concentration and growing 3-mile households expand the tenant base
- 1973 vintage offers value-add potential; plan for systems and exterior upgrades
- High-cost ownership context supports renter reliance and renewal capture
- Risks: higher relative crime and lighter park/pharmacy access; mitigate via security, resident programming, and on-site amenities