| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 34th | Poor |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2408 Moraine Cir, Rancho Cordova, CA, 95670, US |
| Region / Metro | Rancho Cordova |
| Year of Construction | 1973 |
| Units | 74 |
| Transaction Date | 2005-07-29 |
| Transaction Price | $5,400,000 |
| Buyer | KBD, LLC (et al) |
| Seller | Jaime & Gloria Gonzalez |
2404 Moraine Cir Rancho Cordova Multifamily Investment
Neighborhood occupancy is strong with a sizable renter base, supporting stable leasing fundamentals for a 1970s garden asset, according to WDSuite’s CRE market data. This inner-suburb location offers everyday convenience and pricing leverage where rents remain manageable relative to local incomes.
The property sits in an Inner Suburb of the Sacramento-Roseville-Folsom metro with a neighborhood rating of B and a rank of 266 out of 561 neighborhoods—above the metro median, based on CRE market data from WDSuite. Local renter demand is supported by high neighborhood occupancy and a renter-occupied share in the mid-50s, signaling a deep tenant pool and potential for steady renewals.
Retail and daily-needs access are a relative strength: grocery presence scores in the top decile nationally while restaurants are also above national norms. Parks access is similarly favorable. Café density and pharmacy access are lighter, so residents rely more on nearby grocers and general retailers for essentials.
Within a 3-mile radius, demographics indicate population growth over the past five years with additional gains projected, alongside an increase in households—supporting a larger tenant base over time. Median household incomes have risen, and rent-to-income levels trend on the conservative side locally, which can aid retention and reduce turnover risk for multifamily operators.
On the cost-of-ownership side, elevated home values relative to incomes in the area tend to sustain reliance on rental housing, reinforcing depth of demand for well-managed apartments. Average school ratings track below national norms, which is worth monitoring for assets courting family renters, but proximity to jobs and everyday amenities helps maintain broad appeal for workforce households.
Relative to the Sacramento-Roseville-Folsom metro’s 561 neighborhoods, this area trends below the metro average on safety, and national comparisons place it below the median for violent offenses. That said, WDSuite data shows property offenses have declined notably year over year, indicating improving momentum that investors should continue to track.
For underwriting, a prudent approach is to assume variance by block and time of day, and to weigh security, lighting, and community management practices as part of operational planning. The recent downward trend in property offenses is constructive, but a conservative stance on loss assumptions remains appropriate.
Nearby employment is anchored by distribution, healthcare logistics, advanced manufacturing/semiconductors, paper products, and healthcare IT services—providing a diverse commute shed that supports renter demand and lease retention.
- DISH Network Distribution Center — distribution/logistics (5.98 miles)
- Cardinal Health — healthcare distribution (8.17 miles)
- Intel Folsom FM5 — semiconductors/engineering (8.61 miles)
- International Paper — paper products (12.45 miles)
- Xerox State Healthcare — healthcare IT services (13.37 miles)
Built in 1973 with 74 units averaging 773 square feet, the asset offers classic garden-style layouts with potential to capture value through targeted renovations and systems upgrades. Neighborhood occupancy is high by national standards and the renter-occupied share is substantial, supporting demand stability and pricing power for well-executed turns.
Within a 3-mile radius, population and household counts have been rising with further growth projected, pointing to continued renter pool expansion. Elevated ownership costs in the area sustain reliance on rental housing, while local rent levels remain manageable versus incomes—factors that can support retention. According to WDSuite’s commercial real estate analysis, the submarket’s amenity access to groceries, restaurants, and parks further underpins livability and leasing velocity, though investors should underwrite conservatively for an older vintage and mixed school ratings.
- High neighborhood occupancy and sizable renter base support stable collections
- 1973 vintage presents value-add and systems upgrade potential
- 3-mile demographics show growing households, expanding the tenant pool
- Elevated ownership costs reinforce rental housing demand
- Risks: safety below metro average and lower school ratings warrant prudent underwriting