| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 33rd | Poor |
| Amenities | 93rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 826 Pacific Ave, Fairfield, CA, 94533, US |
| Region / Metro | Fairfield |
| Year of Construction | 1989 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
826 Pacific Ave, Fairfield CA Multifamily Investment
Neighborhood occupancy is strong and stable, supporting cash flow resilience for a 20-unit asset near core amenities, according to WDSuite’s CRE market data. Metrics cited reflect the surrounding neighborhood rather than this specific property.
The property sits in Fairfield’s Urban Core, rated A- and competitive among Vallejo metro neighborhoods (19th of 98). Occupancy in the surrounding neighborhood is in the top quartile nationally, signaling durable renter demand and limited downtime between turns. The area’s renter-occupied share of housing units is elevated, indicating a deeper tenant base for multifamily operators.
Daily convenience is a relative strength: grocery and pharmacy access rank near the top of national comparisons (around the 92nd–98th percentiles), and restaurant density is also high. Café density is limited, but multiple parks and childcare options test well above national norms, which can aid resident retention for family-oriented renter segments.
Vintage positioning matters: the average neighborhood construction year skews older (mid-1970s). With a 1989 build, this asset is newer than much of the local stock, which can support competitiveness versus older comparables; investors should still underwrite typical system modernization and common-area upgrades as part of a value-add plan.
Three-mile demographics point to a stable to improving renter pool over the next five years. While the recent period shows flat-to-slightly negative population change, WDSuite’s forecasts indicate household growth ahead, which expands the effective tenant base and supports occupancy stability. Rising incomes in the 3-mile radius also provide context for rent levels and renewal strategies without overextending affordability.
Ownership costs in the area are relatively high versus incomes, which tends to sustain reliance on rental housing. For investors, this generally supports lease retention and pricing power, though careful rent-to-income monitoring remains prudent.
Safety indicators for the neighborhood are mixed and warrant standard operating diligence. Compared with neighborhoods nationwide, the area sits below the national median for safety (property and violent offense percentiles are on the lower side). Within the Vallejo metro, the neighborhood ranks in the lower half for safety among 98 neighborhoods, though recent trends show a modest year-over-year improvement in violent offense rates.
Investors should incorporate typical measures—such as lighting, access control, and resident engagement—and evaluate historical incident trends at the neighborhood level rather than block-specific assumptions. Framing risk comparatively helps align underwriting with market-appropriate expense and loss assumptions.
Proximity to Bay Area employment hubs supports commuter demand for workforce and professional renters. Notable employers within regional commuting range include International Paper, Xerox State Healthcare, The Clorox Company, Chevron, and Salesforce.
- International Paper — packaging and paper (34.2 miles)
- Xerox State Healthcare — healthcare IT services (34.3 miles)
- Clorox — consumer products (34.5 miles) — HQ
- Chevron — energy corporate offices (35.5 miles) — HQ
- Salesforce — enterprise software (38.0 miles) — HQ
This 20-unit, 1989-vintage asset benefits from a neighborhood with top-quartile national occupancy and a high share of renter-occupied housing units, supporting depth of demand and leasing stability. The asset’s vintage is newer than much of the surrounding 1970s-era stock, which can provide a competitive edge while leaving room for targeted value-add through unit and system updates.
Three-mile demographics signal a larger renter base ahead as households are projected to grow, reinforcing demand for professionally managed multifamily. In a high-cost ownership context, renters often remain in multifamily longer, aiding retention and reducing turnover risk. According to CRE market data from WDSuite, neighborhood occupancy trends outperform metro medians, while amenity access (groceries, pharmacies, restaurants) compares favorably at the national level—helpful for renewal strategies and resident satisfaction. Standard risks include neighborhood safety that underperforms national medians and rent-to-income pressure that calls for disciplined leasing and renewal management.
- Top-quartile neighborhood occupancy supports stable leasing and limited downtime
- 1989 vintage positioned ahead of older local stock with value-add potential
- Three-mile household growth expands the tenant base, aiding future occupancy
- Strong amenity access (groceries, pharmacies, restaurants) supports retention
- Risks: below-median safety metrics and affordability pressure require active management