| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Poor |
| Demographics | 21st | Poor |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1955 Grande Cir, Fairfield, CA, 94533, US |
| Region / Metro | Fairfield |
| Year of Construction | 1974 |
| Units | 23 |
| Transaction Date | 2001-07-18 |
| Transaction Price | $100,500 |
| Buyer | HOVDE TODD J |
| Seller | HOVDE TODD J |
1955 Grande Cir, Fairfield Multifamily Investment
Positioned for steady renter demand in Fairfield’s Urban Core, this 23-unit asset benefits from a renter-occupied housing base and everyday amenities nearby, according to WDSuite’s CRE market data. Neighborhood occupancy trends sit near national norms, supporting durable cash flow with disciplined operations.
The property sits within Fairfield’s Urban Core, where neighborhood fundamentals point to practical renter appeal for workforce households. Parks and everyday retail are accessible, with park density in the top quartile nationally and grocery availability competitive among Vallejo metro neighborhoods. By contrast, cafes and pharmacies are limited, which places more emphasis on in-home convenience and on-site services for retention.
For investors, the 1974 vintage is slightly older than the neighborhood’s average construction year. That typically implies near- to medium-term capital planning for interiors, common areas, and building systems, with value‑add potential to close finish and amenity gaps versus newer stock while leveraging existing demand drivers.
Tenure patterns indicate a meaningful renter-occupied share of housing units at the neighborhood level, supporting a consistent multifamily tenant base. Within a 3‑mile radius, demographic statistics show modest recent population growth and an increase in households, with projections calling for additional household expansion through 2028. This points to a larger tenant base over time and supports occupancy stability for well-managed assets.
Pricing context is constructive: neighborhood rents benchmark on the higher side nationally while the rent‑to‑income ratio remains in a manageable range, which can aid lease retention with thoughtful renewal strategies. Home values are elevated for the region, reinforcing renter reliance on multifamily housing and supporting demand depth for professionally managed communities.
Safety metrics for the neighborhood track below the national median, but recent trends show improvement, with both violent and property offense estimates declining year over year based on WDSuite data. Within the Vallejo metro, the neighborhood’s crime rank is near the middle of the pack (50 out of 98 neighborhoods), indicating conditions that are neither among the most challenged nor the strongest locally.
Investors should underwrite standard security and lighting enhancements and monitor ongoing trendlines; continued improvement would bolster resident retention and leasing velocity, while a reversal would be a manageable operational risk rather than a structural outlier in the metro context.
Regional employment is diversified across corporate offices within commuting distance, supporting tenant demand and lease stability for workforce-oriented units. The employers below represent accessible job centers that can underpin daily traffic and renewals.
- International Paper — corporate offices (33.2 miles)
- Xerox State Healthcare — corporate offices (33.4 miles)
- Clorox — corporate offices (34.7 miles) — HQ
- Chevron — corporate offices (34.9 miles) — HQ
- Cardinal Health — corporate offices (37.6 miles)
This 23‑unit property offers a straightforward value‑add and cash‑flow thesis anchored by a solid renter base and everyday amenity access. Neighborhood occupancy trends sit around national norms, while rents price above national averages yet remain supported by incomes, aiding renewal management and stabilized operations. According to CRE market data from WDSuite, neighborhood NOI per unit performance ranks well versus peers, reinforcing underwriting comps for appropriately managed assets.
Built in 1974, the asset is modestly older than nearby stock, creating clear upside via targeted renovations and building‑systems planning. Elevated home values in the area sustain renter reliance on multifamily housing, and 3‑mile demographics point to continued household growth through 2028, expanding the prospective tenant pool and supporting leasing durability relative to many comparable suburban submarkets.
- Established renter base and household growth within 3 miles support occupancy stability and renewal momentum.
- 1974 vintage provides value‑add potential through interior upgrades and systems modernization.
- Elevated ownership costs in the area reinforce multifamily demand and pricing power for well‑run assets.
- Neighborhood NOI per unit compares favorably to peers, aiding underwriting confidence.
- Risks: below‑median national safety metrics and limited café/pharmacy options require thoughtful security and amenity strategies.