| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 44th | Fair |
| Amenities | 36th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3850 Main St, Cottonwood, CA, 96022, US |
| Region / Metro | Cottonwood |
| Year of Construction | 1976 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3850 Main St, Cottonwood 44-Unit Value-Add
Neighborhood occupancy has been competitive among Redding neighborhoods and rent-to-income levels indicate room for pricing without overstraining tenants, according to WDSuite’s CRE market data.
This suburban Cottonwood location offers straightforward livability with essential services nearby and a renter base that supports multifamily demand. Neighborhood occupancy is ranked 26 out of 71 within the Redding metro, indicating performance that is competitive among Redding neighborhoods and above the metro median, while the neighborhood s renter-occupied share of housing units (ranked 24 of 71) suggests a meaningful tenant pool for sustained leasing.
Amenities skew practical more than lifestyle: grocery, parks, and pharmacy access sit in the mid-to-upper range locally (ranks 24, 15, and 19 of 71, respectively), while cafes and childcare density are limited. Average school ratings in the area trend solid for the region (ranked 5 of 71, top quartile among metro neighborhoods), which can support family-oriented renter retention. Median contract rents in the neighborhood sit above the metro median (rank 33 of 71), aligning with a rent-to-income profile that remains favorable for lease management.
Within a 3-mile radius, population and household counts have expanded over the last five years, and projections indicate continued growth through 2028. This translates into a larger local tenant base and supports occupancy stability rather than rapid lease-up dynamics. Household sizes have edged higher, reinforcing demand for a range of unit types.
Home values in the neighborhood sit in a higher national percentile, and value-to-income ratios are above national midpoints. For investors, a comparatively high-cost ownership market can sustain reliance on rental housing, which, paired with moderate rents and a rent-to-income ratio ranked 9 of 71 (top quartile locally), supports pricing power and retention. These dynamics reflect steady fundamentals identified through commercial real estate analysis without overreliance on discretionary amenities.
Safety indicators are mixed relative to peers. The neighborhood 19s overall crime ranking is 53 out of 71 within the Redding metro, placing it below the metro average for safety, while national comparisons land around the middle of the pack. Violent offense metrics sit below national midpoints, but recent trends show improvement, with year-over-year declines indicating momentum rather than a structural shift. Investors should underwrite with standard operational precautions and monitor submarket trends rather than block-level assumptions.
The property benefits from access to regional employment centers along the I-5 corridor, supporting workforce housing demand and commute convenience for tenants.
Built in 1976, the asset is older than the neighborhood 19s average vintage and presents clear value-add and capital planning angles interiors, exteriors, and systems modernization can improve competitive positioning against newer stock. Neighborhood fundamentals are steady: occupancy ranks 26 of 71 (competitive among Redding neighborhoods) and rent-to-income levels are favorable, which supports retention and measured rent growth, based on CRE market data from WDSuite.
Within a 3-mile radius, population and households have grown and are projected to continue expanding, pointing to a larger tenant base. Local ownership costs are comparatively elevated by national measures, which can reinforce sustained renter demand, while basic amenities are present even if lifestyle density is thin. Underwriting should account for routine capex tied to vintage and for neighborhood safety that trails the metro s top tiers.
- Competitive neighborhood occupancy with favorable rent-to-income supports pricing power and retention.
- 1976 vintage offers value-add upside through targeted renovations and systems upgrades.
- 3-mile radius shows population and household growth, expanding the local renter pool.
- Ownership costs comparatively elevated by national measures, reinforcing reliance on multifamily.
- Risks: capex needs from older construction and safety metrics that lag metro leaders.