| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 33rd | Poor |
| Amenities | 93rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2321 Peach Tree Dr, Fairfield, CA, 94533, US |
| Region / Metro | Fairfield |
| Year of Construction | 1989 |
| Units | 22 |
| Transaction Date | 2001-06-28 |
| Transaction Price | $3,295,000 |
| Buyer | CAMPOS GUADALUPE |
| Seller | ROOSEVELT MICHAEL A |
2321 Peach Tree Dr, Fairfield CA Multifamily Investment
High neighborhood occupancy and a broad renter base support stable operations, according to WDSuite’s CRE market data. The location benefits from strong day-to-day amenities and a majority of nearby housing oriented to renters, reinforcing demand depth.
Positioned in Fairfield within the Vallejo metro, the neighborhood is rated A- and ranks 19th out of 98 metro neighborhoods, placing it among the top quartile locally for overall appeal. High neighborhood occupancy has remained steady, supporting leasing stability and reducing downtime risk for operators.
Livability is anchored by strong everyday access: grocery and pharmacy density score near the top of the metro and are in the 90th-plus national percentiles, while parks are similarly well represented. Restaurant options are plentiful, though cafe density is limited, a nuance for lifestyle-oriented tenants. Average school ratings trend modest, which may matter for some family renters but is often secondary for workforce-oriented demand.
Vintage matters for competitiveness: built in 1989, the asset is newer than the neighborhood’s average 1975 construction, suggesting relative positioning versus older stock. Investors should still plan for selective system updates or modernization to protect NOI and maintain leasing velocity over the hold period.
Tenure and demand signals are constructive. Within a 3-mile radius, a substantial share of housing units are renter-occupied, indicating a deep tenant base and supporting absorption. Recent years show flat-to-slightly negative population movement locally, but WDSuite’s neighborhood data pairs that with high occupancy and strong amenity access—factors that tend to underpin rent roll durability.
Affordability dynamics are mixed. Elevated home values relative to incomes (above most U.S. neighborhoods) create a high-cost ownership market that can sustain multifamily reliance and pricing power. At the same time, a higher rent-to-income profile implies affordability pressure for some renter cohorts, making asset-level expense control and renewal management important to retention.
Safety metrics in this neighborhood trend below both metro and national norms, indicating comparatively higher incident levels than many Vallejo-area and U.S. neighborhoods. Nationally, the neighborhood sits in lower percentiles for safety, while within the metro its crime rank places it below the median.
Recent trend signals are mixed: estimates indicate a modest year-over-year decrease in violent incidents alongside an uptick in property-related offenses. Investors typically address this with lighting, access controls, and vendor coordination, and should calibrate underwriting to reflect these conditions.
Regional employment hubs across the I-80 corridor and the broader Bay Area support commuter demand and leasing stability. Key employers within commuting range include paper and packaging, healthcare IT services, consumer products, energy, and enterprise software.
- International Paper — packaging & paper (33.9 miles)
- Xerox State Healthcare — healthcare IT services (34.0 miles)
- Clorox — consumer products (34.7 miles) — HQ
- Chevron — energy (35.6 miles) — HQ
- Salesforce.com — enterprise software (38.2 miles) — HQ
2321 Peach Tree Dr offers a straightforward workforce housing thesis: high neighborhood occupancy, strong daily amenities, and a renter-heavy housing landscape point to durable demand. The 1989 vintage is newer than the local average, providing a competitive edge versus older stock, though investors should anticipate targeted capital for system updates and modernization. According to CRE market data from WDSuite, the neighborhood sits in the upper tier of the metro for overall quality, with amenity density that supports tenant retention.
Affordability dynamics warrant attention. Elevated home values relative to incomes tend to reinforce reliance on rental housing, supporting pricing power, while higher rent-to-income ratios suggest prudent renewal strategies and expense discipline to manage retention risk. Near-term population trends have been mixed, yet forward indicators and consistently high neighborhood occupancy support a stable leasing outlook.
- High neighborhood occupancy and top-quartile metro ranking support stable cash flow potential.
- 1989 vintage is newer than local average, offering competitive positioning with selective value-add upside.
- Strong grocery, pharmacy, park, and restaurant access promotes renter convenience and retention.
- High-cost ownership market sustains multifamily demand and supports rent growth management.
- Risk: Below-average safety metrics and renter affordability pressure require calibrated underwriting and active property management.