| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Poor |
| Demographics | 21st | Poor |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1890 Dover Ave, Fairfield, CA, 94533, US |
| Region / Metro | Fairfield |
| Year of Construction | 1985 |
| Units | 110 |
| Transaction Date | 1995-11-07 |
| Transaction Price | $82,000 |
| Buyer | ART KAPOOR REALTY INC |
| Seller | PRIESTLEY JOSEPH O |
1890 Dover Ave, Fairfield CA Multifamily Investment
Neighborhood occupancy has held near the metro middle while renter concentration supports a consistent tenant base, according to WDSuite’s CRE market data. Built in 1985, the asset’s vintage is slightly newer than local averages, positioning it competitively versus older stock.
Neighborhood and Demand Context
The property sits in an Urban Core area of Fairfield with livability supported by everyday amenities rather than destination retail. Neighborhood parks density ranks 5 out of 98 metro neighborhoods (top tier locally), and grocery access ranks 18 of 98, indicating convenient daily needs. Cafes and pharmacies are limited, so leisure and healthcare errands may require slightly longer trips. These signals reflect a practical, workforce-oriented location that can support steady renter demand rather than premium pricing.
On rents and occupancy (neighborhood-level, not property-specific), median contract rents have outpaced many areas over the last five years and sit above national medians, while occupancy trends are around the metro median. For investors, that combination suggests pricing power exists when units are well-positioned, but lease management and renewals remain important to maintain stability.
Tenure patterns show a renter-occupied share in the low-to-mid 40% range at the neighborhood level, indicating a meaningful renter pool and depth for multifamily demand. Median home values are elevated relative to national levels in Solano County terms, which tends to reinforce reliance on multifamily for many households and can support lease retention when combined with disciplined affordability positioning.
Demographic statistics aggregated within a 3-mile radius point to modest recent population growth and a projected expansion in households over the next five years, which implies a larger tenant base and support for occupancy stability. Household incomes have risen, widening the pool of renters able to support mid-market rents; however, keeping rent-to-income in a manageable range will be important for retention. Based on commercial real estate analysis from WDSuite, the neighborhood’s NOI-per-unit benchmark is strong relative to national norms, reinforcing the case for durable cash flow when operations are optimized.
Vintage context: at 1985, the asset is slightly newer than the local average construction year. That can provide a competitive edge versus older 1970s stock, though investors should still plan for targeted system updates and common-area refreshes to sustain renter appeal.
Safety Context
Neighborhood safety indicators are mixed and should be evaluated comparatively. Relative to other Vallejo metro neighborhoods (98 total), crime ranks around the middle of the pack, signaling neither a top-quartile nor bottom-quartile position locally. Nationally, the neighborhood sits below the median on safety metrics, so prudent on-site security practices and lighting remain relevant for operations.
Recent trend lines are constructive: estimated violent and property offense rates declined year over year (approximately -29.5% and -20.8%, respectively), placing those improvements competitively among metro peers. For investors, the focus should be on maintaining visibility, access control, and resident engagement to support retention and protect NOI as the broader trend improves.
Employment Base and Commuter Access
The location serves a regional workforce with commutes to major employers across the North/East Bay and Solano corridors, supporting renter demand and lease retention for workforce housing. Nearby corporate offices include International Paper, Xerox State Healthcare, Clorox, Chevron, and Cardinal Health.
- International Paper — packaging & paper (33.5 miles)
- Xerox State Healthcare — technology & services (33.7 miles)
- Clorox — consumer products (34.6 miles) — HQ
- Chevron — energy (35.1 miles) — HQ
- Cardinal Health — healthcare distribution (38.0 miles)
Investment Thesis
1890 Dover Ave is a 110-unit, 1985-vintage multifamily asset positioned in a Fairfield Urban Core neighborhood with practical amenities and a renter base large enough to support leasing stability. Neighborhood rents sit above national medians and occupancy trends hover near the metro middle; together, they point to steady income potential when paired with focused leasing and renewal execution. According to CRE market data from WDSuite, the neighborhood’s NOI-per-unit benchmark is competitive nationally, which reinforces durable cash flow potential for a well-operated property.
Forward demand drivers are supported by 3-mile demographics showing modest population growth to date and a projected increase in households, expanding the tenant pool. The asset’s slightly newer vintage versus local 1970s stock can provide a competitive edge, though selective capital projects (systems, interiors, and common areas) may be needed to maintain positioning and manage retention as rent-to-income ratios tighten.
- Workforce location with strong park and grocery access supporting livability and leasing
- Neighborhood rents above national medians with occupancy near metro median, aiding income stability
- 3-mile outlook indicates household growth, expanding the renter pool and supporting absorption
- 1985 vintage offers relative competitiveness vs. older stock with value-add potential via targeted upgrades
- Risks: below-median national safety position and limited café/pharmacy density require on-site amenity and security strategy