| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Poor |
| Demographics | 38th | Poor |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 191 Heritage Ln, Dixon, CA, 95620, US |
| Region / Metro | Dixon |
| Year of Construction | 2013 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
191 Heritage Ln Dixon CA Multifamily Investment
This 60-unit property built in 2013 sits in a neighborhood with 96.1% occupancy rates and solid rental demand fundamentals. The area shows above-average household incomes at $99,484 median, according to CRE market data from WDSuite.
The property is located in a suburban Dixon neighborhood that ranks 34th among 98 metro neighborhoods, earning a B+ rating. Built in 2013, this asset is significantly newer than the neighborhood average construction year of 1959, positioning it competitively with reduced near-term maintenance requirements and modern amenities that appeal to today's renters.
Neighborhood-level occupancy stands at 96.1%, ranking in the 78th percentile nationally and indicating strong rental demand stability. With 40.2% of housing units renter-occupied, the area maintains a solid rental market foundation. Demographic data aggregated within a 3-mile radius shows a median household income of $96,568, supporting tenant quality and rent collection reliability.
The area demonstrates reasonable amenity access with restaurants, parks, and essential services within the local market. Home values at $569,987 median have increased 83.5% over five years, which reinforces rental demand as elevated ownership costs keep households in the multifamily market. Rent-to-income ratios remain manageable, supporting tenant retention and lease renewal stability.
Forward-looking demographics project household growth of 55.7% through 2028, expanding the potential tenant base. Population growth of 16.7% is forecast over the same period, indicating continued demand for rental housing in this Dixon submarket.
Crime metrics for this Dixon neighborhood show mixed but manageable conditions for multifamily investors. Property offense rates rank 62nd among 98 metro neighborhoods, placing the area in the lower half locally but at the 28th percentile nationally. Violent crime rates perform better, ranking 43rd metro-wide and reaching the 33rd percentile nationally.
Recent trends show improvement, with property offenses declining 10.5% year-over-year and violent crime dropping 15.1%. These downward trajectories suggest stabilizing conditions that support tenant retention and property values over time.
The Dixon area benefits from proximity to major corporate employers that provide workforce housing demand, with several significant operations within commuting distance.
- Xerox State Healthcare — healthcare services (17.9 miles)
- International Paper — manufacturing (17.9 miles)
- Cardinal Health — healthcare distribution (22.4 miles)
- DISH Network Distribution Center — logistics (24.6 miles)
- Intel Folsom FM5 — technology (38.4 miles)
This 60-unit Dixon property presents a solid investment opportunity anchored by neighborhood-level occupancy of 96.1% and stable rental fundamentals. Built in 2013, the asset benefits from modern construction that reduces capital expenditure risks compared to the area's older housing stock. The suburban location captures workforce housing demand from nearby corporate employers while maintaining reasonable rent-to-income ratios that support tenant retention.
Demographic projections show household growth of 55.7% through 2028, expanding the potential renter pool significantly. Commercial real estate analysis indicates the neighborhood ranks competitively among metro areas with above-average household incomes and manageable affordability metrics. However, investors should monitor the area's below-average school ratings and mixed crime statistics as potential tenant concerns.
- Strong neighborhood occupancy at 96.1% indicates stable rental demand
- Modern 2013 construction reduces near-term capital expenditure needs
- Projected 55.7% household growth through 2028 expands tenant base
- Above-average household incomes support rent collection reliability
- Risk consideration: Below-average school ratings may limit family tenant appeal