| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 33rd | Poor |
| Amenities | 93rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2450 Peach Tree Dr, Fairfield, CA, 94533, US |
| Region / Metro | Fairfield |
| Year of Construction | 1986 |
| Units | 107 |
| Transaction Date | 2019-02-05 |
| Transaction Price | $24,179,500 |
| Buyer | SF BAY PARTNERS LLC |
| Seller | PARKWOOD LLC |
2450 Peach Tree Dr, Fairfield CA Multifamily Investment
Neighborhood occupancy near 98% points to stable renter demand and leasing durability, according to WDSuite’s CRE market data. With a sizable renter-occupied share in the surrounding area, the asset benefits from a deep tenant base relative to many suburban locations.
Positioned in Fairfield within the Vallejo, CA metro, the property sits in a neighborhood rated A- and ranked 19 out of 98 metro neighborhoods—competitive among Vallejo neighborhoods and indicative of solid local fundamentals. Neighborhood occupancy is 98.6% (top decile nationally), signaling limited availability and supporting rent stability for multifamily operators.
Renter-occupied housing accounts for roughly 59% of units in this neighborhood, indicating a sizable tenant pool that underpins demand depth for a 107-unit community. Median contract rents are elevated versus the nation while appearing more moderate within the metro, a profile that can aid retention while still supporting measured rent growth management.
Daily needs are well covered: grocery access ranks 4 out of 98 metro neighborhoods (98th percentile nationally), restaurants rank 6 out of 98 (96th percentile), and pharmacies rank 6 out of 98 (92nd percentile). Parks density also ranks 12 out of 98 (92nd percentile nationally), though café density is limited, which may temper some lifestyle appeal compared with denser urban nodes. Average school ratings are below national norms (rank 22 out of 98; 37th percentile nationally), a consideration for family-oriented leasing strategies.
Demographics aggregated within a 3-mile radius show a stable overall population with a slight recent dip, alongside a modest increase in households—supporting a steady renter pool. Looking forward, projections indicate population and household growth in the next five years, which would expand the tenant base and help support occupancy stability and leasing velocity if realized.
Vintage matters for competitive positioning: built in 1986 versus a neighborhood average vintage of 1975, the asset is newer than much of the local stock, supporting leasing competitiveness versus older properties while still allowing room for targeted modernization to further differentiate.
Safety metrics are mixed relative to peers. The neighborhood’s safety profile ranks 75 out of 98 in the Vallejo metro, suggesting it trails the metro average, and it sits around the 27th percentile nationally. Recent trends show violent offenses edging down year over year, while property offenses have increased—an uneven picture that warrants standard operating protocols for property security and resident communications.
Investors should frame safety in comparative terms across the metro and monitor trendlines rather than block-level assumptions. Continued improvements in violent offense rates would be a positive, but recent upticks in property offenses indicate the need for routine risk management and coordination with reputable security vendors.
Regional employment is diversified across corporate services and headquarters within commuting range, supporting renter demand from households seeking value relative to core Bay Area submarkets. Notable employers include International Paper, Xerox State Healthcare, Clorox, Chevron, and Salesforce.
- International Paper — corporate offices (34.0 miles)
- Xerox State Healthcare — corporate offices (34.1 miles)
- Clorox — corporate offices (34.7 miles) — HQ
- Chevron — corporate offices (35.7 miles) — HQ
- Salesforce.com — corporate offices (38.2 miles) — HQ
This 107-unit, 1986-vintage community benefits from a neighborhood with high occupancy (98.6%) and a large renter base, supporting steady leasing and income visibility. Newer-than-average vintage versus local stock enhances competitive positioning, and daily-needs amenities score well, reinforcing livability. According to CRE market data from WDSuite, neighborhood occupancy ranks above metro medians and in the top decile nationally, aligning with durable demand conditions.
Investor considerations include a safety profile that trails the metro average and signs of affordability pressure (rent-to-income around the upper 20s), which call for disciplined lease management and resident retention strategies. Demographic trends within a 3-mile radius point to expanding households over the next five years, which, if realized, would enlarge the tenant base and support stabilized occupancy and measured rent growth.
- High neighborhood occupancy and sizable renter concentration support leasing stability
- 1986 vintage is newer than local average, with potential for targeted modernization/value-add
- Strong daily-needs amenity access (groceries, pharmacies, parks) underpins resident convenience
- 3-mile household growth projections expand the tenant base, supporting occupancy resilience
- Risks: safety trails metro averages; affordability pressures require careful pricing and retention tactics