| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 30th | Poor |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10894 Coloma Rd, Rancho Cordova, CA, 95670, US |
| Region / Metro | Rancho Cordova |
| Year of Construction | 1983 |
| Units | 80 |
| Transaction Date | 2015-05-09 |
| Transaction Price | $5,830,000 |
| Buyer | SPANT PROPERTIES LLC |
| Seller | GOLD CROSSING LP |
10894 Coloma Rd, Rancho Cordova Multifamily Investment
Neighborhood occupancy is around 96% and renter-occupied housing sits near half of units, supporting demand durability according to CRE market data from WDSuite; these figures reflect the surrounding neighborhood, not the property itself.
Neighborhood and Demand Drivers
The property sits in an Urban Core pocket of Rancho Cordova with a B- neighborhood rating (competitive among Sacramento neighborhoods). Grocery and dining access are strengths: neighborhood grocery availability and restaurants rank in the top quartile among 561 metro neighborhoods, signaling convenient daily needs coverage. By contrast, cafés and pharmacies are limited within the immediate area, so residents rely more on supermarkets and quick-service options.
For multifamily operations, neighborhood occupancy is above the metro median and in the upper tier nationally, indicating steady lease-up and retention potential at stabilized assets. Renter concentration is in the top quartile locally, meaning a deeper tenant pool for workforce and market-rate product. Rent-to-income levels are comparatively manageable for the metro, which can aid renewal strategies, though pricing should still account for household budget sensitivity.
Within a 3-mile radius, population and households have grown over the past five years, with projections calling for continued increases through the next cycle. Rising household incomes and an expanding family base point to a larger tenant pool, while a high-cost ownership landscape (elevated value-to-income ratios and home values versus national norms) tends to reinforce rental demand and support occupancy stability. Median school ratings are low in this neighborhood, which may temper appeal for some family renters but does not preclude demand from workforce households given the strong access to jobs and daily amenities.
Vintage context matters for competitive positioning. The average neighborhood building vintage skews early-1970s, while this property was built in 1983. That relative youth versus older stock can support leasing competitiveness, though investors should still plan for ongoing system upgrades and targeted renovations typical for 1980s construction.
Safety Context
Safety indicators for the neighborhood sit below the national median (national percentiles around the low-40s for overall crime and low-30s for violent offenses), placing it behind stronger-performing areas. Within the Sacramento metro, the neighborhood also trails the average on crime measures.
Recent trends show improvement in property offenses year over year (better than average national improvement), while violent offense trends have moved less favorably. Investors commonly address this profile with lighting, access control, and partnership with local patrols to support resident experience and retention.
Proximity to established employers supports renter demand and commute convenience for workforce households. Nearby nodes include Intel, DISH Network, Cardinal Health, International Paper, and Xerox State Healthcare.
- Intel Folsom FM5 — semiconductors/tech (6.5 miles)
- DISH Network Distribution Center — distribution/telecom logistics (8.2 miles)
- Cardinal Health — healthcare distribution (10.0 miles)
- International Paper — packaging and paper (14.4 miles)
- Xerox State Healthcare — healthcare IT/services (15.2 miles)
This 80-unit 1983 asset benefits from steady neighborhood fundamentals: occupancy runs above the metro median and nationally competitive, with a locally high share of renter-occupied housing that supports a stable tenant base. Within a 3-mile radius, population and households have expanded and are projected to continue growing, which points to a larger renter pool and supports lease-up and renewal performance. Elevated ownership costs relative to incomes in the neighborhood context tend to reinforce reliance on rental housing, aiding pricing power when paired with disciplined affordability management.
The 1983 vintage is newer than the area’s early-1970s average, offering relative competitiveness versus older stock, though investors should budget for aging-system upgrades and selective value-add to capture rent premiums. According to CRE market data from WDSuite, neighborhood rent levels and occupancy trends are supportive of stabilized operations, while the limited café/pharmacy mix and below-median safety indicators merit prudent onsite management and resident-experience investments.
- Occupancy above metro median with nationally competitive standing supports income stability.
- High neighborhood renter concentration and expanding 3-mile households deepen the tenant base.
- Elevated ownership costs versus incomes bolster multifamily demand and renewal potential.
- 1983 vintage offers a relative edge over older stock, with value-add through targeted upgrades.
- Risks: below-median safety metrics and limited café/pharmacy mix require active property management.