| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 31st | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10460 El Mercado Dr, Rancho Cordova, CA, 95670, US |
| Region / Metro | Rancho Cordova |
| Year of Construction | 1976 |
| Units | 104 |
| Transaction Date | 1994-12-29 |
| Transaction Price | $2,633,812 |
| Buyer | WESTERN FINANCIAL SVGS BANK |
| Seller | WESTERN FINANCIAL SVGS BANK FSB |
10460 El Mercado Dr Rancho Cordova Multifamily Investment
Neighborhood fundamentals point to steady renter demand and high occupancy, according to WDSuite’s CRE market data. The area’s renter concentration and 96% neighborhood occupancy suggest resilience through cycles, measured for the neighborhood rather than this property.
Located in Rancho Cordova within the Sacramento-Roseville-Folsom metro, the neighborhood shows solid occupancy performance and depth of rental demand. Neighborhood occupancy is 96% (above many peer areas nationally), and the share of housing units that are renter-occupied is elevated, indicating a large tenant base that can support leasing continuity and renewal velocity.
Everyday convenience is a relative strength: grocery access ranks 41st of 561 metro neighborhoods and sits in the 96th percentile nationally, while restaurant density ranks 58th of 561 and is in the 93rd percentile. By contrast, neighborhood park, pharmacy, childcare, and cafe density are limited (all ranking near the bottom among 561 metro neighborhoods), which may influence resident lifestyle preferences and should be considered in marketing and amenity programming.
School quality indicators are comparatively weak for the neighborhood (average school ratings in the 15th percentile nationally). For family-oriented tenant segments, investors may want to emphasize on-site community features and unit functionality to support retention.
Rents in the neighborhood sit in the upper national quartile (around the 75th percentile), and home values are also elevated relative to incomes (value-to-income ratio around the 93rd percentile nationally). In investor terms, this high-cost ownership context tends to reinforce reliance on multifamily housing, supporting demand depth and lease-up consistency, while warranting attention to rent-to-income affordability and renewal strategies.
Vintage context matters: with an average neighborhood construction year near 1984, this 1976 asset is older than local stock. That typically signals potential value-add through renovations and systems updates, coupled with prudent capital planning to maintain competitive positioning against newer comparables.
Demographic statistics aggregated within a 3-mile radius show recent population and household growth with further increases projected, indicating a larger tenant base over time. Household growth and rising incomes in the radius support sustained multifamily demand and can underpin occupancy stability and pricing power when paired with thoughtful unit upgrades.
Neighborhood safety indicators are mixed relative to the metro and nation. Crime ranks 352nd of 561 metro neighborhoods, placing the area around the middle of the pack locally and below the national median. Recent trends are constructive: both estimated violent and property offense rates show year-over-year declines, which is a positive directional signal for resident sentiment and retention.
For underwriting and operations, this points to a need for standard security measures and community engagement, while recognizing that improving trends can support leasing stability if maintained.
The area draws from a diversified employment base spanning distribution, semiconductors, healthcare services, and packaging, supporting workforce housing demand and commute convenience for renters. Nearby employers include DISH Network Distribution Center, Intel Folsom, Cardinal Health, International Paper, and Xerox State Healthcare.
- DISH Network Distribution Center — logistics & distribution (5.5 miles)
- Intel Folsom FM5 — semiconductors (8.7 miles)
- Cardinal Health — medical distribution (8.9 miles)
- International Paper — packaging & paper (13.0 miles)
- Xerox State Healthcare — healthcare IT services (14.1 miles)
This 104-unit, 1976-vintage asset in Rancho Cordova benefits from durable renter demand, with neighborhood occupancy near 96% and a high share of renter-occupied housing units that supports a deep tenant pool. Elevated home values relative to incomes in the neighborhood reinforce reliance on rental housing, while 3-mile radius demographics point to expanding households and income growth that can underpin leasing and renewal performance. Based on commercial real estate analysis from WDSuite, neighborhood rents trend in the upper national quartile, suggesting room for value capture through targeted upgrades.
The 1976 construction is older than the neighborhood average, creating a clear value-add and capital planning opportunity to modernize interiors and operational systems to remain competitive against newer stock. Limited park and cafe density and below-average school ratings warrant tailored amenity programming and resident engagement, while modestly improving safety trends help support sentiment and retention.
- High neighborhood occupancy and elevated renter-occupied share support stable demand and renewals.
- Upper-quartile neighborhood rents and high-cost ownership context provide pricing power with careful lease management.
- 3-mile radius growth in households and incomes expands the tenant base and supports leasing velocity.
- 1976 vintage offers value-add potential via interior upgrades and system modernization.
- Risks: limited nearby parks/cafes, lower school ratings, and affordability pressure require proactive resident programming and retention tactics.