| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 13th | Poor |
| Amenities | 31st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 195 E Pacific Ave, Fairfield, CA, 94533, US |
| Region / Metro | Fairfield |
| Year of Construction | 1973 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
195 E Pacific Ave Fairfield Value-Add Multifamily
Neighborhood occupancy is strong and renter demand is durable in this Fairfield, California location, according to WDSuite’s CRE market data. Stability at the neighborhood level can support leasing consistency while enabling a thoughtful renovation plan.
This Urban Core neighborhood in Fairfield sits within the Vallejo, CA metro and shows solid renter dynamics for investors. Neighborhood occupancy is competitive among Vallejo neighborhoods (27th of 98) and in the top quartile nationally, suggesting a supportive backdrop for maintaining leased units. The renter-occupied share of housing units is also competitive within the metro (12th of 98) and high versus national peers, indicating a deeper tenant base for multifamily.
Daily needs are convenient: grocery store density ranks 6th of 98 in the metro and is in a high national percentile, and restaurants are similarly strong (14th of 98). By contrast, cafes, parks, and pharmacies are sparse locally (each near the bottom of metro rankings), which may modestly limit walk-to lifestyle amenities and should be considered when positioning the asset.
Home values in the neighborhood are elevated relative to incomes (high national percentile for value-to-income ratio), which typically sustains reliance on rental housing and can reinforce pricing power when managed carefully. Rent-to-income levels sit in a low national percentile, signaling some affordability pressure that warrants attentive lease management and renewal strategies.
Demographic statistics aggregated within a 3-mile radius point to a broad, mixed-age population and an outlook of renter pool expansion, with households projected to increase over the next five years. This trajectory supports occupancy stability and creates room for measured rent growth when paired with targeted upgrades.
Vintage matters: the property was built in 1973, older than the neighborhood’s average construction year (1987). For investors, this underscores the importance of capital planning and highlights potential value-add upside through unit and system renovations to enhance competitive positioning against newer stock.
Safety indicators should be weighed thoughtfully. Within the Vallejo metro, this neighborhood’s crime positioning is mid-pack (44th of 98). Nationally benchmarked percentiles for both property and violent offenses sit below average, indicating a relatively higher incident environment compared with many U.S. neighborhoods. However, recent trend data show improvement, with estimated year-over-year declines in both violent and property offenses, suggesting conditions have been moving in a favorable direction.
Investors may want to underwrite enhanced on-site security, lighting, and access controls, and to tailor marketing toward residents prioritizing value and convenience, while monitoring citywide public safety initiatives that could further support neighborhood fundamentals over time.
The property draws from a broad Bay Area employment base, where access to regional corporate offices supports renter demand and retention for workforce households. Notable employers within commuting range include International Paper, Xerox State Healthcare, Clorox, Chevron, and Salesforce.
- International Paper — corporate offices (33.8 miles)
- Xerox State Healthcare — corporate offices (33.9 miles)
- Clorox — corporate offices (34.6 miles) — HQ
- Chevron — corporate offices (35.4 miles) — HQ
- Salesforce.com — corporate offices (38.2 miles) — HQ
The investment case centers on durable renter demand, high neighborhood occupancy, and clear value-add potential. Neighborhood occupancy sits competitively within the Vallejo metro and ranks high nationally, while the renter-occupied share of housing units is also strong—factors that can underpin steady leasing. Elevated ownership costs in the neighborhood further support reliance on multifamily housing, though rent-to-income readings suggest prudent attention to affordability and renewal strategies is warranted.
The 1973 vintage points to actionable renovation upside—interiors, exteriors, and building systems—to enhance rent positioning against newer stock. According to CRE market data from WDSuite, local amenity access favors daily necessities (notably grocery and dining), even as cafes, parks, and pharmacies are limited; underwriting should reflect this split, alongside improving but still below-average national safety percentiles.
- Competitive neighborhood occupancy and strong renter-occupied share support leasing stability
- 1973 vintage offers clear value-add through targeted renovations and system upgrades
- Elevated ownership costs reinforce multifamily demand and pricing power potential
- Daily-needs amenities (grocery, restaurants) are strong; position around limited lifestyle amenities
- Risks: below-average national safety percentiles and affordability pressures require active management