| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 28th | Poor |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10499 Mills Tower Dr, Rancho Cordova, CA, 95670, US |
| Region / Metro | Rancho Cordova |
| Year of Construction | 1981 |
| Units | 40 |
| Transaction Date | 2006-12-26 |
| Transaction Price | $2,800,000 |
| Buyer | GORDON BUILDING LLC |
| Seller | RANSON TIMOTHY |
10499 Mills Tower Dr Rancho Cordova Multifamily Investment
Neighborhood fundamentals point to durable renter demand and steady occupancy, according to WDSuite’s CRE market data. Positioned in Rancho Cordova, the asset benefits from local services and employment access that support leasing stability.
Rancho Cordova’s Urban Core setting offers daily conveniences that appeal to renters, with strong access to cafes and groceries relative to many neighborhoods nationwide. The area is competitive among Sacramento-Roseville-Folsom neighborhoods for food and beverage options, while park and pharmacy counts are thinner, which investors should factor into resident-experience planning.
The neighborhood’s occupancy trends are solid and fall within the top quartile nationally, supporting income stability. Median contract rent levels sit around the middle-to-upper range nationally, and the local rent-to-income profile suggests manageable affordability pressure, which can aid lease retention and reduce turnover risk.
Vintage matters for capital planning: the property was built in 1981, newer than the neighborhood’s average 1960s housing stock. That relative youth can be a competitive advantage versus older buildings, while still leaving room for targeted systems updates and value-add interior upgrades to meet current renter expectations.
Tenure patterns indicate a meaningful renter-occupied share in the immediate area (and within a 3-mile radius), translating to a deep tenant base for multifamily. Within 3 miles, population and household counts have grown in recent years with forecasts calling for further increases, implying a larger tenant base and supporting occupancy stability over the medium term.
Ownership costs in the neighborhood are elevated versus many U.S. areas, and value-to-income metrics are higher than average, which tends to reinforce reliance on rental housing and supports pricing power for well-positioned properties. Average school ratings are limited in the immediate neighborhood, which may modestly narrow family-renter appeal; investors can offset this by emphasizing access, commute convenience, and renovated unit features.
Safety signals are mixed. Compared with neighborhoods nationwide, the area sits below the higher safety percentiles, indicating elevated risk versus safer U.S. locales. Within the Sacramento-Roseville-Folsom metro, it ranks in the lower half among 561 neighborhoods on crime, so investors should underwrite appropriate security measures and management practices.
Trend-wise, estimated property offense rates have declined notably over the past year, a constructive signal for operating stability. Violent offense levels remain a watch item, so aligning resident screening, lighting, and site-level visibility with best practices can help support retention and reputation.
Proximity to regional employers in distribution, semiconductors, healthcare services, and paper/packaging supports a steady workforce-renter pool and commute convenience for residents.
- DISH Network Distribution Center — distribution/logistics (6.3 miles)
- Intel Folsom FM5 — semiconductors (8.1 miles)
- Cardinal Health — healthcare services (8.9 miles)
- International Paper — paper & packaging (13.2 miles)
- Xerox State Healthcare — healthcare IT/services (14.1 miles)
This 40-unit property built in 1981 offers a relative edge versus the neighborhood’s older 1960s-era stock, with scope for targeted modernization to enhance rents and retention. Strong neighborhood occupancy and an established renter base, combined with elevated ownership costs, underpin durable demand for multifamily; based on CRE market data from WDSuite, local livability and service access further support leasing stability.
Investor considerations include mixed safety indicators and thinner park/pharmacy presence, but recent improvement in property offense rates and access to nearby employment nodes help balance risk. The rent-to-income profile suggests manageable affordability pressure, which can support steady collections when paired with disciplined lease management.
- 1981 vintage versus older area stock provides competitive positioning with value-add upside
- Solid neighborhood occupancy and meaningful renter-occupied share support demand stability
- Elevated ownership costs reinforce reliance on rentals, aiding pricing power for renovated units
- Proximity to regional employers broadens the tenant base and supports retention
- Risks: mixed safety metrics and limited parks/pharmacies call for active management and resident-experience planning