| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 13th | Poor |
| Amenities | 31st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2101 Santa Ana Dr, Fairfield, CA, 94533, US |
| Region / Metro | Fairfield |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | 2004-08-25 |
| Transaction Price | $2,500,000 |
| Buyer | FAIRFIELD PARTNERS LLC |
| Seller | ASSET BUILDERS GENERAL PARTNERSHIP |
2101 Santa Ana Dr, Fairfield CA Multifamily Investment
Neighborhood occupancy is high and renter concentration is substantial, supporting durable leasing fundamentals in this Fairfield submarket, according to WDSuite’s CRE market data. The area’s high-cost ownership landscape further underpins renter demand and pricing resilience.
Situated in Fairfield within the Vallejo metro, the neighborhood shows strong renter demand signals: neighborhood occupancy is elevated (measured for the neighborhood, not the property) and the share of housing units that are renter-occupied is high, indicating a deep tenant base for a 24-unit asset. Based on CRE market data from WDSuite, this area ranks above the metro median for occupancy (27 out of 98 neighborhoods) and sits in the higher national percentiles for rent levels, pointing to steady absorption and lease retention potential.
Livability is anchored by daily-needs access: grocery store density is competitive among Vallejo neighborhoods (6th of 98), while restaurants are plentiful relative to both metro and national benchmarks. By contrast, parks, cafes, childcare, and pharmacies are sparse in immediate proximity, so resident appeal skews toward convenience retail and food access rather than recreational amenities. Investors should underwrite accordingly, emphasizing on-site features and unit upgrades to differentiate.
The asset’s 1972 vintage is older than the neighborhood’s average construction year (1987), suggesting near- to mid-term capital planning for systems, interiors, and common areas. That age profile can also support a value-add thesis in a submarket where stabilized occupancy and renter concentration provide a backdrop for renovations tied to rent premiums.
Within a 3-mile radius, population has been essentially stable in recent years, while household counts have grown and are projected to expand meaningfully over the next five years, implying a larger tenant base and potential renter pool expansion. Median home values in the neighborhood sit in higher national percentiles and the value-to-income ratio is elevated (top decile nationally), signaling a high-cost ownership market that tends to reinforce reliance on multifamily rentals and can support pricing power. At the same time, a rent-to-income ratio near 30% indicates affordability pressure for some renters, warranting disciplined lease management and renewal strategies.
Safety metrics are mixed and should be evaluated with context. The neighborhood ranks 44 out of 98 metro neighborhoods for crime, which indicates higher incident levels than many local peers, and its national positioning is below the midpoint. However, according to WDSuite’s data, both property and violent offense rates declined materially over the past year, with improvement momentum that is competitive nationally. Investors should monitor trajectory and incorporate standard security and lighting enhancements in operating plans.
Regional employment access is diversified across Bay Area corporate offices, providing a broad commuter base that can support renter demand and retention. Notable employers within commuting distance include International Paper, Xerox State Healthcare, Clorox, Chevron, and Salesforce.
- International Paper — packaging & paper (33.8 miles)
- Xerox State Healthcare — healthcare technology services (33.9 miles)
- Clorox — consumer products (34.6 miles) — HQ
- Chevron — energy (35.4 miles) — HQ
- Salesforce.com — cloud software (38.2 miles) — HQ
This 24-unit, 1972-vintage asset in Fairfield is positioned for durable occupancy supported by a renter-heavy neighborhood and strong grocery/restaurant access. Neighborhood occupancy is high and renter-occupied share is elevated, while home values and the value-to-income ratio are high relative to national benchmarks—factors that typically sustain reliance on multifamily housing. According to CRE market data from WDSuite, rent levels and occupancy trends compare favorably against broader metros, suggesting steady leasing conditions.
The vintage offers value-add potential through targeted renovations and system updates, with demand underpinned by household growth projected within a 3-mile radius. Operators should balance pricing power with affordability considerations given rent-to-income dynamics, and remain attentive to safety trends that have improved recently but still trail stronger metros.
- High neighborhood occupancy and substantial renter concentration support stable leasing
- 1972 vintage provides renovation and value-add upside relative to newer stock
- High-cost ownership environment reinforces multifamily demand and potential pricing power
- 3-mile household growth outlook expands the tenant base and supports absorption
- Risks: affordability pressure and mixed safety metrics require disciplined operations