| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 45th | Fair |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2654 McGregor Dr, Rancho Cordova, CA, 95670, US |
| Region / Metro | Rancho Cordova |
| Year of Construction | 1984 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2654 McGregor Dr Rancho Cordova 24-Unit Multifamily
Neighborhood occupancy is stable and above national medians, supporting durable cash flow according to WDSuite’s CRE market data. The core takeaway for investors is consistent renter demand in an inner-suburban location that balances everyday amenities with attainable rents.
Rancho Cordova’s inner-suburban setting offers daily convenience that is competitive among Sacramento neighborhoods (ranked 133 of 561 for amenities) and slightly above the national median for amenity access. Restaurants and grocery options are relatively dense compared with national norms, while parks and childcare access also score well; cafes and pharmacies are more limited, which can modestly affect lifestyle convenience.
For rental performance, the neighborhood’s occupancy of 95.5% is above national averages and has held essentially flat over the past five years, a signal of demand resilience. The share of housing units that are renter-occupied is 43.7%, indicating a meaningful renter base that supports leasing stability and depth of demand for multifamily properties.
Within a 3-mile radius, WDSuite data shows population growth over the last five years with further gains projected, alongside a forecasted increase in households. This points to a larger tenant base and supports occupancy stability and lease-up velocity over the medium term. Income distributions have shifted upward in the area, which can underpin rent collections and renewal rates.
Ownership costs in the neighborhood are moderate in the regional context, and a rent-to-income ratio around 0.24 suggests limited affordability pressure relative to many U.S. submarkets—favorable for retention and steady rent rolls. Average school ratings are around the metro midpoint, which can be neutral for leasing but not a primary draw. The property’s 1984 vintage is slightly older than the neighborhood average (1988), suggesting potential value-add and capital planning opportunities to enhance competitive positioning.
Safety indicators are mixed relative to the metro and national landscape. The neighborhood’s crime rank sits in the lower half of Sacramento’s 561 neighborhoods, suggesting safety outcomes below the metro average, and national percentiles indicate property and violent offenses are worse than typical U.S. neighborhoods.
That said, recent trends show improvement: estimated property offenses declined year over year with performance in the stronger tier nationally for improvement. Investors should underwrite to current operating practices and consider measures that reinforce on-site security and resident retention, while noting the positive direction in recent property offense trends.
Proximity to major employers supports a broad commuter tenant base and helps stabilize leasing, with nearby roles spanning technology, logistics, healthcare distribution, and paper products.
- Intel Folsom FM5 — technology & engineering offices (6.9 miles)
- DISH Network Distribution Center — logistics & distribution (7.5 miles)
- Cardinal Health — healthcare distribution (9.9 miles)
- International Paper — paper & packaging (14.2 miles)
- Xerox State Healthcare — healthcare services administration (15.1 miles)
This 24-unit, 1984-vintage asset sits in an inner-suburban Rancho Cordova neighborhood where occupancy is elevated versus national medians and the renter concentration (43.7% of housing units) provides a reliable tenant base. According to CRE market data from WDSuite, amenity access is competitive within the Sacramento metro, and restaurants, groceries, parks, and childcare are relative strengths that support renter appeal even as cafes and pharmacies are thinner.
Demographic statistics aggregated within a 3-mile radius point to population growth and a projected increase in households, expanding the renter pool and supporting leasing stability. The property’s slightly older vintage versus neighborhood averages creates clear value-add and capital planning angles to improve competitiveness. With a rent-to-income ratio around 0.24 and ownership costs moderate in context, retention and collections are supported, though investors should weigh middling school ratings and below-metro safety standing when assessing rent premiums and operating practices.
- Stable neighborhood occupancy and meaningful renter-occupied share support steady leasing
- 3-mile radius shows growing population and households, expanding the tenant base
- 1984 vintage offers value-add and capex-driven upside versus newer stock nearby
- Amenity access (restaurants, groceries, parks, childcare) enhances renter appeal
- Risks: safety metrics below metro average and middling school ratings may temper premiums