| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 34th | Poor |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2104 W La Loma Dr, Rancho Cordova, CA, 95670, US |
| Region / Metro | Rancho Cordova |
| Year of Construction | 1973 |
| Units | 40 |
| Transaction Date | 2015-11-13 |
| Transaction Price | $2,650,000 |
| Buyer | HOUGHTON REED R |
| Seller | SAC MANAGEMENT LLC |
2104 W La Loma Dr Rancho Cordova 40-Unit Value-Add
Neighborhood occupancy is strong and renter demand is durable, according to WDSuite’s CRE market data, supporting stable operations for a 40-unit asset at this address. Directionally tight conditions suggest steady lease-up and retention potential absent outsized concessions.
The property sits in a B-rated Inner Suburb of the Sacramento-Roseville-Folsom metro with neighborhood occupancy in the top quartile nationally, indicating tight conditions that can support pricing discipline and lower downtime. The area’s renter-occupied share is around the mid-50% range, signaling a deep tenant base and consistent multifamily demand at the neighborhood level rather than at the property level.
Daily needs are well covered: grocery access ranks in a high national percentile and parks and restaurants are comparatively dense for the metro, while pharmacies and cafes are less prevalent nearby. For investors, this mix points to convenient essentials that aid retention, with some amenity gaps that operators may offset through on-site services or partnerships.
Within a 3-mile radius, demographics show recent population and household growth, with projections indicating further household expansion and a modest decrease in average household size. This combination typically expands the renter pool and can support occupancy stability, particularly for well-managed workforce housing.
Ownership costs are elevated for the neighborhood relative to national norms, and home values have appreciated meaningfully over the past five years. That high-cost ownership environment tends to reinforce reliance on rental housing, while neighborhood rent levels and rent-to-income ratios suggest manageable affordability pressure that supports renewal strategies and reduces turnover risk.
Safety performance in this neighborhood is mixed compared to regional and national benchmarks. Relative to the Sacramento-Roseville-Folsom metro’s 561 neighborhoods, safety metrics track below the metro median, placing the area in a more moderate-risk cohort. Nationally, the neighborhood sits below the median for safety; however, property-related offenses have shown a notable year-over-year decline, indicating improving trends that investors can monitor.
Operators typically address such conditions with lighting, access controls, and resident engagement, which can support retention and protect NOI. Investors should underwrite to current patterns and track ongoing trendlines rather than block-level assumptions.
Nearby employers span distribution, healthcare logistics, technology, and manufacturing—supporting a diversified workforce renter base and commute convenience for residents.
- DISH Network Distribution Center — distribution (5.2 miles)
- Cardinal Health — healthcare logistics (7.8 miles)
- Intel Folsom FM5 — technology/design (9.3 miles)
- International Paper — manufacturing & packaging (12.0 miles)
- Xerox State Healthcare — health IT services (13.0 miles)
This 40-unit property was built in 1973, which often creates a straightforward value-add path through interior modernization, systems updates, and curb appeal improvements. Neighborhood fundamentals are supportive: occupancy trends rank in the top quartile nationally and the surrounding renter concentration provides a wide tenant base. Homeownership remains a high-cost alternative locally, a backdrop that can sustain rental demand and lease retention, according to CRE market data from WDSuite.
Within a 3-mile radius, recent and projected increases in households point to a larger renter pool over the medium term, while neighborhood rent-to-income levels suggest manageable affordability pressure that supports steady renewal strategies. Key underwriting considerations include below-metro-average school ratings and safety metrics that are improving but still trail regional medians.
- Tight neighborhood occupancy and mid-50% renter concentration support demand depth and leasing stability.
- 1973 vintage offers value-add potential via unit upgrades and targeted capital planning.
- Elevated ownership costs locally reinforce renter reliance, aiding retention and pricing power.
- 3-mile household growth and smaller household sizes expand the renter pool over time.
- Risks: below-metro-average school ratings and safety metrics require proactive property management.