| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 32nd | Poor |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10430 Coloma Rd, Rancho Cordova, CA, 95670, US |
| Region / Metro | Rancho Cordova |
| Year of Construction | 1986 |
| Units | 56 |
| Transaction Date | 1993-10-14 |
| Transaction Price | $759,500 |
| Buyer | SEVILLE APTS LLC |
| Seller | DOLCH DEBRA J |
10430 Coloma Rd Rancho Cordova Multifamily Investment
High neighborhood occupancy and strong everyday amenities point to steady renter demand, according to WDSuite’s CRE market data.
Rancho Cordova’s inner-suburban setting balances access to daily needs with stable renter fundamentals. Amenity density is a clear strength: grocery and cafe options rank in the top decile nationally, and parks and pharmacies also trend well above national norms. This supports lease retention and day-to-day livability, which matters for workforce tenants and Class B product alike.
Neighborhood occupancy is about 98% (90th percentile nationally), signaling durable absorption and limited downtime between turns. Median contract rents sit above national medians and have risen meaningfully over five years, reflecting demand that outpaced new supply locally. The share of renter-occupied housing is elevated for the metro (ranked 151 of 561 neighborhoods) and top quartile nationally, indicating depth in the tenant base and consistent leasing velocity.
Within a 3-mile radius, population and households have grown over the past five years, and households are projected to expand further by the next forecast period, pointing to a larger tenant base and support for occupancy stability. Average household size is expected to edge lower, which can favor demand for smaller units and flexible floor plans. These trends, based on commercial real estate analysis from WDSuite, suggest sustained renter pool expansion rather than temporary spikes.
Ownership costs in the area are relatively high versus incomes, with elevated home values and a value-to-income ratio that sits well above national norms. This context tends to sustain reliance on rental housing and can support pricing power, while median rent-to-income levels remain manageable from an underwriting standpoint. School ratings data in the immediate neighborhood are limited, so investors may wish to underwrite education-related preferences at the submarket level rather than block-by-block.
Safety indicators sit below national percentiles, with both violent and property offense measures comparing weaker than the U.S. median. That said, the most recent year shows a notable decline in estimated property offenses, indicating improving trends even if the area remains comparatively challenged versus higher-ranked neighborhoods nationwide.
For underwriting, a prudent approach is to weigh these mixed signals against strong occupancy and amenity access. Compare submarket-level comps and recent trendlines rather than relying on single-year snapshots, and consider measures that can support resident comfort and retention over the hold period.
The area draws on a diverse employment base that supports renter demand and commute convenience, including logistics, semiconductors, medical distribution, packaging, and healthcare IT. Employers reflected below are within a practical drive of the property and help stabilize leasing across cycles.
- DISH Network Distribution Center — logistics & distribution (6.5 miles)
- Intel Folsom FM5 — semiconductors (8.0 miles)
- Cardinal Health — medical distribution (8.7 miles)
- International Paper — packaging & paper (13.0 miles)
- Xerox State Healthcare — healthcare IT & services (13.9 miles)
Built in 1986, this 56-unit asset is newer than much of the local housing stock, offering competitive positioning against older inventory while leaving room for targeted modernization to lift rents and reduce near-term capex surprises. Neighborhood occupancy near 98% and a top-decile amenity mix underpin leasing stability, while elevated ownership costs reinforce reliance on rental housing and support pricing power.
Within a 3-mile radius, population and households have grown and are projected to expand further, pointing to a larger tenant base and support for long-run absorption. According to WDSuite’s multifamily property research, rents have advanced meaningfully over the past five years without eroding rent-to-income metrics, suggesting manageable affordability pressures relative to local incomes. Key risks include below-median safety percentiles and uneven school ratings data, which argue for hands-on asset management and resident experience investments.
- 1986 vintage offers competitive edge vs. older stock with clear modernization upside
- High neighborhood occupancy (~98%) supports lease-up certainty and retention
- Strong amenity access and employer base reinforce durable renter demand
- 3-mile population and household growth expand the tenant pipeline over the hold
- Risks: below-national safety percentiles and limited school ratings data require active management