| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 32nd | Poor |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2320 Heather Glen Ln, Rancho Cordova, CA, 95670, US |
| Region / Metro | Rancho Cordova |
| Year of Construction | 1979 |
| Units | 29 |
| Transaction Date | 2022-12-19 |
| Transaction Price | $8,495,000 |
| Buyer | COLOMA WOODS COMMUNITY PARTNERS LP |
| Seller | TORNATORE FAMILY TRUST |
2320 Heather Glen Ln, Rancho Cordova Multifamily Investment
Stabilized renter demand and strong neighborhood occupancy support steady operations, according to WDSuite’s CRE market data. Newer vintage for the area positions this asset competitively versus older local stock.
Rancho Cordova’s inner-suburban location offers daily convenience with a dense mix of necessities and services. Neighborhood amenity access is a relative strength, with grocery and cafe density performing in the upper national percentiles, supporting resident retention and day-to-day livability. Parks and pharmacies also test well compared with neighborhoods nationwide, providing a practical backdrop for workforce-oriented multifamily.
Neighborhood occupancy is about 98%, placing the area in the top quartile nationally and above the metro median (rank 129 of 561). The share of housing units that are renter-occupied is measured at 44.7% (competitive among Sacramento neighborhoods at rank 151 of 561), indicating a meaningful tenant base that supports leasing velocity and renewal depth rather than being a primarily ownership-driven enclave.
Demographic indicators aggregated within a 3-mile radius point to population and household growth, with projections calling for further increases in households over the next five years. This expansion implies a larger tenant base and supports occupancy stability and absorption for well-managed assets.
Ownership costs in the neighborhood skew higher than many U.S. areas (home values rank in the upper national percentiles; value-to-income is also elevated), which tends to sustain reliance on rental housing and can bolster pricing power. At the same time, neighborhood rent-to-income sits near manageable levels for many households, a combination that can aid lease retention while allowing measured rent growth.
Vintage matters: the property’s 1979 construction is newer than the neighborhood’s average vintage. That relative youth can help competitiveness versus older buildings, though investors should still plan for targeted system upgrades and common-area refreshes as part of long-term capital planning.
Safety metrics for the neighborhood are mixed. The area ranks 459 out of 561 Sacramento metro neighborhoods for crime, which is below the metro median, and it sits in the lower national percentiles for safety overall. However, property offenses have declined year over year in the neighborhood, indicating some improvement in recent trends. As with any submarket, investors should incorporate local security considerations into underwriting and operations.
Nearby corporate employers underpin a diversified employment base and practical commute patterns that support renter demand and renewal stability. Notable draws include distribution, technology, healthcare logistics, and paper/packaging operations.
- DISH Network Distribution Center — distribution (7.2 miles)
- Intel Folsom FM5 — technology (7.43 miles)
- Cardinal Health — healthcare logistics (9.15 miles)
- International Paper — paper & packaging (13.53 miles)
- Xerox State Healthcare — healthcare technology/services (14.36 miles)
This 29-unit asset at 2320 Heather Glen Ln benefits from a neighborhood with strong occupancy and durable renter demand. Based on CRE market data from WDSuite, the area’s occupancy trends are above metro norms and in the top quartile nationally, while a meaningful share of renter-occupied housing supports depth of the tenant base. Elevated ownership costs in the area tend to reinforce reliance on rentals, yet neighborhood rent-to-income levels suggest room for disciplined rent management and stable renewals.
Built in 1979, the property is newer than much of the local housing stock, which can be a competitive advantage against older buildings. Demographic momentum within a 3-mile radius—both historical and projected—points to a growing pool of households, which supports absorption and leasing stability over the hold period. Investors should account for standard aging-system updates and for operational attention to neighborhood safety as part of risk management.
- Strong neighborhood occupancy supports stable cash flow potential
- Renter-occupied share indicates a substantive tenant base for leasing and renewals
- 1979 vintage is newer than local averages, with value-add via targeted system and common-area updates
- Household growth within 3 miles supports absorption and long-term demand
- Risks: below-median safety metrics for the metro; plan for security and ongoing capital needs