| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 65th | Best |
| Amenities | 33rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 973 Rose Dr, Benicia, CA, 94510, US |
| Region / Metro | Benicia |
| Year of Construction | 2003 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
973 Rose Dr, Benicia CA Multifamily Investment
Neighborhood fundamentals point to steady renter demand and above-average occupancy for the area, according to WDSuite’s CRE market data, with a high-cost ownership landscape supporting multifamily reliance.
Benicia’s suburban setting offers strong livability markers for families and commuters, with the neighborhood rated A- and ranking 24th of 98 within the Vallejo metro—competitive at the metro level and top quartile locally. School quality is a notable strength, with average ratings near the top of the metro and in the top quartile nationally, which can aid retention for family-oriented renter households.
From a housing and operations standpoint, the neighborhood’s average NOI per unit benchmarks competitively versus the metro and sits in a high national percentile, signaling healthy rent levels relative to costs. Neighborhood occupancy is solid and above many U.S. areas, supporting baseline stability; however, it trails the metro median in rank terms, suggesting investors should focus on leasing execution and resident experience to sustain performance.
Tenure data indicates a meaningful renter-occupied share of housing units (around one-third), placing the neighborhood in a higher national percentile for renter concentration. This depth of the tenant base supports demand for mid-size multifamily assets, particularly near employment corridors.
Within a 3-mile radius, recent population growth alongside an increase in households expands the potential renter pool, and projections point to modest population gains with more households as average household sizes edge lower. Elevated home values relative to incomes mark a high-cost ownership market, which tends to reinforce reliance on rental housing and can support pricing power where rent-to-income levels remain manageable.
Amenity density is mixed: parks and childcare access rank competitively within the metro, while cafes, groceries, and pharmacies are sparser locally. For investors, this implies a resident profile that may value on-site conveniences and quick access to neighboring retail nodes.
Safety indicators place the neighborhood below the national average, and its metro rank (61st of 98) suggests comparatively higher crime levels than many Vallejo-area neighborhoods. Nationally, the area sits in a lower safety percentile, so underwriting should account for security measures and resident assurance.
Trends are mixed: estimated property offenses have declined notably over the past year, a positive directional signal that is competitive among metro peers and stronger than many areas nationwide. At the same time, recent estimates show volatility in violent offense trends, which warrants continued monitoring and engagement with local data over time rather than block-level conclusions.
Regional employment access includes several Bay Area headquarters and corporate offices within commuting range, supporting leasing velocity for professionals tied to consumer products, software, utilities, apparel, and banking roles: Clorox, Salesforce, Gap, PG&E, and Wells Fargo.
- Clorox — consumer products (19.7 miles) — HQ
- Salesforce.com — enterprise software (22.8 miles) — HQ
- Gap — apparel retail (22.9 miles) — HQ
- PG&E Corp. — utility (23.0 miles) — HQ
- Wells Fargo — banking (23.0 miles) — HQ
Built in 2003, this 50-unit asset is newer than the neighborhood’s typical vintage, offering competitive positioning versus older stock while leaving room for targeted modernization of systems and finishes as part of a value-add plan. The neighborhood ranks in the top quartile among 98 Vallejo metro neighborhoods, with strong school ratings and high national standing for housing and NOI per unit—factors that support leasing resilience.
According to CRE market data from WDSuite, neighborhood occupancy is solid on a national basis, and the renter-occupied share is elevated versus many U.S. areas, pointing to a dependable tenant base. Elevated home values in Benicia indicate a high-cost ownership market, which typically sustains rental demand, while rent-to-income levels suggest manageable affordability pressure that can aid retention. Forward-looking 3-mile demographics show population growth in recent years and a projected increase in households as sizes trend smaller—supportive for multifamily demand over the hold period.
- 2003 vintage positions the asset competitively versus older local stock, with selective value-add upside.
- Neighborhood ranks top quartile in the Vallejo metro with strong schools and housing metrics aiding leasing stability.
- Solid neighborhood occupancy and elevated renter concentration support a stable tenant base.
- High-cost ownership market reinforces multifamily demand and potential pricing power where rent-to-income remains manageable.
- Risks: amenity-light node and mixed safety signals; maintain focus on security, on-site conveniences, and leasing execution.