| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 24th | Poor |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1189 Tabor Ave, Fairfield, CA, 94533, US |
| Region / Metro | Fairfield |
| Year of Construction | 1975 |
| Units | 46 |
| Transaction Date | 2008-10-09 |
| Transaction Price | $5,336,000 |
| Buyer | ANF FAMILY PARTNERS LP |
| Seller | SHAW JUNE |
1189 Tabor Ave Fairfield Multifamily Investment (46 Units)
Neighborhood occupancy is in the mid‑90s with positive five‑year momentum, indicating durable renter demand near Vallejo, according to WDSuite’s CRE market data. With 46 units and 1975 construction, the asset presents potential value‑add upside in an established inner‑suburban location.
The property sits in an Inner Suburb neighborhood of Fairfield that scores A‑ and ranks 21st among 98 metro neighborhoods, placing it above the metro median. Amenity access is a clear strength: restaurant and café density ranks at the top of the Vallejo metro, and overall amenities land in the 80th percentile nationally — a tailwind for leasing and retention.
Renter demand is supported by a higher renter concentration within the neighborhood (share of housing units renter‑occupied is elevated compared with most local areas) and an occupancy rate in the mid‑90s that has trended upward over the past five years. Median contract rents in the area have risen meaningfully over the last cycle, while the neighborhood’s rent‑to‑income ratio sits near one‑quarter — a manageable level that supports lease stability and renewal pricing.
Within a 3‑mile radius, demographics show a broad base of working‑age residents and forecast household growth over the next five years, pointing to a larger tenant base and ongoing renter pool expansion. Mean and median household incomes in the 3‑mile area have advanced in recent years, bolstering the capacity to absorb steady rent steps without outsized retention risk.
Ownership costs in the neighborhood are relatively high for the region, which helps sustain reliance on multifamily housing and supports pricing power. Notable trade‑offs include limited park access within the immediate neighborhood and school ratings that trail metro and national norms; investors should lean on amenities, commute connectivity, and property‑level improvements to compete.
Vintage matters: built in 1975 versus a local average vintage around the early 1980s, the asset may require capital planning for systems and common‑area updates; in return, it offers value‑add potential to enhance unit finishes and operational efficiency relative to older stock nearby.
Safety indicators are mixed. Compared with neighborhoods nationwide, this area sits in lower national percentiles for safety, and within the Vallejo metro its crime ranks are on the weaker side among 98 neighborhoods. However, both violent and property offense rates have moved downward year over year, suggesting near‑term improvement rather than deterioration.
For investors, the practical takeaway is to underwrite security measures and active property management as part of the business plan, while recognizing the improving trend line and the leasing support provided by strong amenity access and stable occupancy in the surrounding neighborhood.
Regional employment access includes several Bay Area headquarters within commuting range, which broadens the white‑collar renter base and can aid retention: Clorox, Chevron, Salesforce, Gap, and Charles Schwab are all reachable from the property.
- Clorox — consumer products (34.1 miles) — HQ
- Chevron — energy (35.3 miles) — HQ
- Salesforce.com — software (37.6 miles) — HQ
- Gap — apparel retail (37.7 miles) — HQ
- Charles Schwab — financial services (37.7 miles)
1189 Tabor Ave offers a 46‑unit footprint in an A‑/above‑median Fairfield neighborhood where occupancy remains in the mid‑90s and renter concentration is elevated, supporting day‑one leasing stability. Amenity density is a competitive advantage across the Vallejo metro and lands in the top national quartile, while the surrounding 3‑mile area points to forecast household growth and income gains that expand the tenant base. Built in 1975, the asset presents a straightforward value‑add path via unit and system modernization to strengthen competitive positioning against newer stock.
According to CRE market data from WDSuite, neighborhood rents have increased over the last cycle and ownership costs remain comparatively high, reinforcing reliance on multifamily housing and supporting pricing power when paired with prudent lease management. Investors should still account for operating diligence — particularly around safety, capital planning, and the area’s limited park access — while leaning on amenity convenience and commuter reach to sustain occupancy.
- Above‑median Fairfield location with stable, mid‑90s neighborhood occupancy and strong amenity access
- 1975 vintage provides value‑add potential through targeted renovations and system upgrades
- 3‑mile household growth and rising incomes support a larger tenant base and rent durability
- Elevated homeownership costs sustain rental demand, aiding pricing power and retention
- Key risks: below‑average safety metrics, limited parks, and capex needs typical of 1970s assets