| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 57th | Good |
| Amenities | 33rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 451 Hilltop Dr, Redding, CA, 96003, US |
| Region / Metro | Redding |
| Year of Construction | 1985 |
| Units | 97 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
451 Hilltop Dr, Redding CA — Multifamily Value-Add Thesis
Neighborhood occupancy remains resilient with strong renter demand, according to WDSuite’s CRE market data, supporting stable cash flow potential at this address. The focus here is steady leasing fundamentals at the neighborhood level rather than property-specific performance.
The property sits in an Inner Suburb pocket of Redding that rates highly for investors. The neighborhood ranks 8th out of 71 metro neighborhoods (top quartile among 71) on WDSuite’s composite rating, signaling competitive fundamentals relative to the Redding market.
Leasing conditions are a core strength: the neighborhood occupancy rate is positioned in a strong national percentile, and performance is competitive among Redding neighborhoods (ranked 12th of 71). Importantly, about three-quarters of housing units are renter-occupied (ranked 1st of 71; top national percentile), indicating a deep tenant base that can support lease-up and renewal stability for multifamily assets.
Local amenities skew toward daily conveniences rather than lifestyle density. Grocery and pharmacy access track above many peers in the metro (ranks 16 and 7 out of 71, respectively), while parks, cafes, and childcare options are thinner within the neighborhood footprint. For investors, this mix supports workforce housing demand but may modestly limit premium amenity-led rent premiums compared with core urban districts. This context is based on commercial real estate analysis from WDSuite’s neighborhood dataset.
Vintage also matters: built in 1985, the asset is somewhat older than the neighborhood’s average construction year of 1990. That typically points to pragmatic capital planning—common area refreshes, systems modernization, and in-unit updates can create value-add upside and reinforce competitive positioning against newer stock.
Demographics aggregated within a 3-mile radius show a broadly stable population in recent years with forecasts indicating growth in both households and incomes by 2028. This suggests a larger tenant base over time and potential for rent growth, while the current rent-to-income profile implies manageable affordability pressure with normal lease management attention.
Ownership costs in the neighborhood sit at higher levels relative to local incomes (high national percentile for value-to-income), which tends to reinforce reliance on rental housing and can support pricing power and retention for well-managed multifamily properties.
Safety metrics trend favorably in national comparisons: the neighborhood sits in higher national percentiles for overall safety and especially for violent offenses (safer than many neighborhoods nationwide). Year over year, violent offense rates have declined materially, indicating improving conditions.
Within the Redding metro, however, rank-based indicators place this neighborhood closer to areas with higher reported incidents (ranks are measured among 71 neighborhoods, where lower ranks indicate higher crime). Investors should underwrite prudent on-site management and security best practices while recognizing the positive national-relative and improving trend backdrop.
This 97-unit, 1985-vintage asset aligns with a renter-heavy submarket where neighborhood occupancy is strong and renewal depth is supported by a high concentration of renter-occupied housing units. According to CRE market data from WDSuite, the neighborhood ranks in the top quartile within the Redding metro, with national-relative occupancy positioning that supports stable operations. The vintage suggests actionable value-add potential through unit and systems upgrades to enhance competitiveness versus newer stock.
Demand fundamentals are reinforced by a 3-mile radius outlook pointing to more households and higher incomes over the next five years, while elevated ownership costs locally tend to sustain multifamily reliance and bolster pricing power. Amenity access is practical (groceries and pharmacies) though lifestyle density is thinner, favoring workforce-oriented positioning and disciplined expense and lease management.
- Renter-heavy neighborhood with strong occupancy supports leasing stability
- 1985 vintage offers clear value-add and systems modernization pathways
- Elevated ownership costs reinforce reliance on rentals and pricing power
- 3-mile outlook shows household and income growth expanding the tenant base
- Risks: relatively thinner lifestyle amenities and metro-relative safety variations warrant proactive management