| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Poor |
| Demographics | 21st | Poor |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1979 Grande Cir, Fairfield, CA, 94533, US |
| Region / Metro | Fairfield |
| Year of Construction | 1986 |
| Units | 28 |
| Transaction Date | 2015-08-24 |
| Transaction Price | $2,975,000 |
| Buyer | 1979 GRANDE CIRCLE LLC |
| Seller | MJRIP REAL ESTATE LLC |
1979 Grande Cir, Fairfield CA Multifamily Opportunity
Positioned in an Urban Core pocket of Fairfield with steady renter demand, the property benefits from neighborhood amenities and a renter concentration that supports leasing durability, according to WDSuite s CRE market data.
The immediate neighborhood sits within the Vallejo metro s Urban Core and ranks 23rd of 98 on overall amenities, placing it competitive among Vallejo neighborhoods. Grocery access and park density test in the upper tiers locally, while cafes and pharmacies are thinner; for operators, this mix supports daily convenience without relying on destination retail.
Neighborhood rents sit above many areas nationally, and the median rent level has advanced over the last five years. At the same time, the renter-occupied share of housing units is in the higher range locally, signaling a deep tenant base that can support absorption and reduce downtime during turns.
Within a 3-mile radius, demographics show modest population growth with households increasing, which implies a larger tenant base over time. Household incomes have risen meaningfully and are projected to continue advancing by 2028, which can underpin rent collections and support measured rent steps as renewals permit.
The property s 1986 vintage is somewhat newer than the area s average construction year (1979). That positioning can be competitive versus older stock, while still offering value-add potential through targeted systems updates and interior modernization to meet current renter expectations.
Home values in the neighborhood are elevated for the region, which can reinforce reliance on multifamily housing and support retention for well-managed assets. Rent-to-income readings sit in the low-to-mid 20s, suggesting manageable affordability pressure and the need for pragmatic lease management to sustain occupancy.
Safety metrics place the neighborhood around the metro midpoint (50th of 98 Vallejo neighborhoods). Compared with neighborhoods nationwide, safety ranks below the median; however, recent year-over-year trends show notable declines in both violent and property offense rates, indicating improving conditions rather than deterioration.
For investors, this suggests underwriting should account for perception and security measures, while recognizing the recent improvement trend that can support resident retention and leasing over the medium term.
Commuter access to nearby corporate offices supports a broad employment base for renters, led by paper & packaging, healthcare services/IT, consumer goods, energy, and medical distribution. The following employers are within commuting distance and help diversify demand.
- International Paper paper & packaging (33.1 miles)
- Xerox State Healthcare healthcare services/IT (33.3 miles)
- Clorox consumer goods (34.8 miles) HQ
- Chevron energy (35.0 miles) HQ
- Cardinal Health medical distribution (37.5 miles)
This 28-unit, mid-1980s asset offers scale and unit sizes conducive to longer tenancy in a renter-heavy pocket of Fairfield. Neighborhood occupancy is near metro norms, and renter concentration supports day-one demand depth. According to CRE market data from WDSuite, home values are comparatively elevated for the area, reinforcing reliance on multifamily housing and underpinning retention for well-managed properties.
The 1986 vintage sits newer than the neighborhood average, providing a platform for targeted renovations and systems upgrades to sharpen competitive positioning versus older stock. Within a 3-mile radius, modest population growth with a faster increase in households points to a growing renter pool, while income gains support collections and measured rent steps. Key risks include softer school ratings and a safety profile that, while improving, remains below national medians factors that call for active management and amenity/programming that emphasizes resident experience.
- Renter-heavy neighborhood and elevated ownership costs support a durable tenant base and retention.
- 1986 vintage offers value-add potential through targeted interior and systems upgrades.
- 3-mile demographics show household growth and rising incomes, supporting occupancy stability and collections.
- Regional employers within commuting distance broaden demand and aid leasing velocity.
- Risks: below-median safety and lower school ratings require hands-on management and prudent underwriting.