| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 40th | Fair |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2751 Peppertree Dr, Fairfield, CA, 94533, US |
| Region / Metro | Fairfield |
| Year of Construction | 1988 |
| Units | 106 |
| Transaction Date | 2020-11-09 |
| Transaction Price | $2,730,000 |
| Buyer | GLENCREST FAIRFIELD LLC |
| Seller | BVF IV FAIRFIELD L P |
2751 Peppertree Dr, Fairfield CA Multifamily Investment
Neighborhood occupancy trends are strong and historically stable for this Fairfield address, according to WDSuite’s CRE market data, supporting durable renter demand at the submarket level.
Located in Fairfield within the Vallejo, CA metro, the neighborhood carries a B- rating and ranks 48 out of 98 metro neighborhoods, placing it around the metro median. Occupancy in the surrounding neighborhood is in the top quartile locally (rank 14 of 98) and in the 95th percentile nationally, signaling tight conditions that can support leasing stability and reduce downtime between turns.
The area’s renter-occupied share is measured at roughly two-fifths of housing units (37.4%), indicating a meaningful tenant base for multifamily product without oversaturation. Median contract rents are positioned in the higher tiers regionally (92nd percentile nationally), while the rent-to-income ratio sits at 0.23, which suggests moderate affordability pressure that can aid retention even as owners manage rent growth.
Within a 3-mile radius, population and household counts have expanded in recent years, with further population growth and an increase in households projected over the next five years. This points to a larger tenant base and sustained demand for rental units, supporting occupancy stability over the long run. Household incomes in the area are comparatively strong, which helps underpin payment capacity and reduces delinquency risk at stabilized properties.
Local amenities skew toward daily needs: grocery density is competitive among Vallejo neighborhoods (83rd percentile nationally), and restaurants are accessible (67th percentile), while cafes, parks, and pharmacies are relatively limited nearby. Elevated home values compared with national norms place this area in a higher-cost ownership market, which tends to reinforce reliance on rental housing and can support pricing resilience for well-managed assets. Construction in the neighborhood skews newer than the subject’s 1988 vintage (average year 1996), highlighting potential value-add and capital planning opportunities for investors targeting modernization or repositioning.
Safety indicators for the neighborhood sit near the national middle (crime around the 49th percentile), and performance is generally competitive among Vallejo neighborhoods rather than a top outlier. Recent trend data shows improvement: estimated violent and property offense rates declined over the last year, with the pace of decline measuring above the national middle, which is a constructive directional signal. As with any urban-core location, investors should underwrite to standard security measures and management practices and monitor local trendlines over time.
The area draws on a wide commuter shed across the North/East Bay, with nearby corporate offices supporting weekday traffic and renter demand. Key employers within commuting distance include International Paper, Xerox State Healthcare, Clorox, Chevron, and Cardinal Health.
- International Paper — paper & packaging offices (32.5 miles)
- Xerox State Healthcare — healthcare IT services (32.6 miles)
- Clorox — consumer products (35.7 miles) — HQ
- Chevron — energy corporate offices (36.0 miles) — HQ
- Cardinal Health — healthcare distribution (37.0 miles)
This 106-unit property, built in 1988, sits in a neighborhood with top-quartile occupancy locally and strong national standing for stability. Tight neighborhood conditions and a renter base representing roughly two-fifths of housing units support ongoing demand and reduce exposure to lease-up risk. Elevated ownership costs in the area further sustain reliance on rental housing, while a moderate rent-to-income profile supports retention and measured pricing power, based on CRE market data from WDSuite.
The 1988 vintage is older than the neighborhood’s average construction year, creating a clear path for value-add through targeted renovations and systems upgrades to remain competitive with newer stock. Within a 3-mile radius, population growth and an expected increase in households point to a larger tenant pool over the next five years, supporting occupancy stability and long-term cash flow durability.
- Tight neighborhood occupancy with top-quartile local rank supports stable leasing
- Renter concentration and high-cost ownership market reinforce demand depth
- 1988 vintage offers value-add potential through modernization and repositioning
- 3-mile population and household growth expand the tenant base and support occupancy
- Risk: amenity mix is lighter for parks/cafes; underwrite to security and operating practices typical of urban-core locations