| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 43rd | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1300 W H St, Dixon, CA, 95620, US |
| Region / Metro | Dixon |
| Year of Construction | 1982 |
| Units | 94 |
| Transaction Date | 2021-11-05 |
| Transaction Price | $23,900,000 |
| Buyer | RCI DIXON OWNER LLC |
| Seller | WALNUT RANCH APARTMENTS LTD |
1300 W H St, Dixon CA Multifamily Investment
Neighborhood-level indicators point to steady renter demand and balanced occupancy, according to WDSuite’s CRE market data, with this area’s fundamentals supported by an Inner Suburb location and a high-cost ownership market that sustains reliance on rentals.
Positioned in Dixon’s Inner Suburb context, the property benefits from a neighborhood rated A- and ranked 23 out of 98 among Vallejo metro neighborhoods—competitive within the metro. Multifamily occupancy in the neighborhood is reported at 94.7% (a neighborhood metric, not property-specific), landing around the 69th percentile nationally, which supports leasing stability and underwriting confidence.
Local dynamics skew supportive for renters: the neighborhood shows a renter-occupied share near the upper end of the metro (51.5% of housing units are renter-occupied), indicating a deep tenant base for a 94-unit asset. Median contract rents in the neighborhood sit in the upper national range and rent-to-income ratios around 0.20 suggest manageable affordability pressure—favorable for retention and collections management.
Amenity access is mixed. Grocery, restaurants, and pharmacies index strong versus national benchmarks (each around the low-90s national percentiles), which helps daily convenience and supports leasing, while parks and cafes are comparatively sparse—worth considering for resident experience and marketing positioning. Average school ratings in the neighborhood score low, which may temper appeal for some family renters; aligning unit mix and amenities can help mitigate this.
The submarket’s housing stock averages around 1984 by construction year, while the subject’s 1982 vintage is slightly older—often translating to targeted capital expenditures and potential value-add opportunities (exterior refresh, unit interiors, energy systems) to sharpen competitive positioning against newer stock. Within a 3-mile radius, household counts and incomes have trended upward with forecasts for further population and household growth, indicating a larger tenant base and supporting occupancy and rent durability over time.
Safety indicators are mixed and best interpreted comparatively. Within the Vallejo metro, the neighborhood’s crime rank is 21 out of 98 (lower ranks indicate more reported crime), suggesting vigilance is warranted relative to some peer areas. Nationally, the area trends near mid-field overall, with recent data showing notable year-over-year declines in both property and violent offense rates, according to WDSuite’s CRE market data.
For investors, the key takeaway is directional improvement alongside mid-range comparative standing: falling incident rates support leasing stability narratives, while on-site security measures, lighting, and resident engagement can further bolster tenant retention and perception.
Regional employment anchors within commutable distance—spanning healthcare services, paper and packaging, medical distribution, satellite/telecom distribution, and technology—help support renter demand and retention for workforce-oriented multifamily.
- Xerox State Healthcare — healthcare services (17.9 miles)
- International Paper — paper & packaging (18.1 miles)
- Cardinal Health — medical distribution (22.7 miles)
- DISH Network Distribution Center — satellite/telecom distribution (25.2 miles)
- Intel Folsom FM5 — technology (38.8 miles)
1300 W H St offers scale at 94 units in a competitive Vallejo-metro neighborhood context. Neighborhood occupancy near the upper national tier and a renter-occupied share exceeding half of units indicate a durable tenant base and support for steady leasing. Elevated local home values and a high value-to-income environment reinforce renter reliance on multifamily housing, which can underpin retention and pricing discipline over time.
Built in 1982, the asset is slightly older than the area’s average vintage, creating clear value-add pathways through interior modernization and system upgrades to compete effectively with newer stock. Population and household growth within a 3-mile radius point to a larger renter pool ahead, while amenity access (strong grocery, restaurants, pharmacy) supports day-to-day livability. According to CRE market data from WDSuite, neighborhood-level occupancy and rent-to-income dynamics remain supportive versus national benchmarks, though investors should account for school quality and safety positioning in operations and marketing.
- Competitive neighborhood rank in the Vallejo metro with supportive occupancy for leasing stability
- High-cost ownership market bolsters renter reliance and supports pricing power
- 1982 vintage offers value-add potential via interior and system upgrades
- 3-mile radius growth expands the tenant base and supports demand durability
- Risks: lower school ratings, mixed safety indicators, and limited parks/cafes require operational focus