| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 53rd | Fair |
| Amenities | 33rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 250 Saint Joseph St, Rio Vista, CA, 94571, US |
| Region / Metro | Rio Vista |
| Year of Construction | 1984 |
| Units | 40 |
| Transaction Date | 2004-07-07 |
| Transaction Price | $1,798,500 |
| Buyer | CDR INVESTORS |
| Seller | CASITAS DEL RIO APARTMENTS |
250 Saint Joseph St Rio Vista Multifamily Investment
Neighborhood occupancy trends point to stable renter demand, and a high-cost ownership landscape supports leasing durability according to WDSuite’s CRE market data. Positioning centers on steady cash flow potential with measured rent growth rather than outsized appreciation bets.
Rio Vista’s neighborhood context is suburban with a mid-pack standing among the 98 neighborhoods tracked in the Vallejo metro (overall rating B-). Local occupancy within the neighborhood registers at the top tier nationally, a positive signal for lease-up and renewal stability at nearby multifamily assets. Note that this refers to the neighborhood’s occupancy, not the property.
The property’s 1984 vintage is newer than the neighborhood’s older housing stock (average construction year 1947 across this neighborhood cohort), suggesting competitive positioning versus pre-war and mid-century inventory. Investors should still plan for system updates typical of 1980s construction, but modernization needs are generally more manageable than with earlier-vintage assets, creating practical value-add pathways.
Tenant base dynamics are mixed. Neighborhood tenure data indicate a high share of renter-occupied housing (61.5%), supporting depth of demand for multifamily units. However, demographic statistics aggregated within a 3-mile radius show a predominantly owner-occupied area today, with smaller household sizes and an aging population profile, which can favor downsizing households and senior renters seeking lower-maintenance living. Forecasts point to modest household growth alongside smaller average household size, a combination that can support occupancy stability even if population growth slows.
Livability signals are serviceable but not amenity-rich. Cafes and everyday services are present, while parks and formal childcare options are sparse in the immediate neighborhood. Average school ratings in the area trend low, which may matter for family-oriented leasing strategies; for adult and senior-oriented demand, the impact may be limited. Home values are elevated relative to incomes at the neighborhood level, which tends to reinforce reliance on rental housing and supports pricing power when paired with strong occupancy.
Neighborhood-level safety indicators are competitive among Vallejo neighborhoods (24th out of 98 by crime rank) and compare slightly better than national norms based on WDSuite’s benchmarks. This framing reflects neighborhood conditions rather than block-level or property-specific risk.
Violent-offense measures trend more favorable than national averages, while recent data show a near-term uptick in property-related incidents. For underwriting and operations, this suggests emphasizing on-site lighting, access control, and package management to sustain leasing confidence without assuming material degradation in overall safety positioning.
Regional employers within commuting range support a diversified renter pool oriented to office, industrial, and energy sectors. This employment base underpins workforce demand and lease retention for properties serving commuters in the North Bay/Delta corridor.
- International Paper — packaging & materials (29.6 miles)
- Xerox State Healthcare — healthcare admin services (30.8 miles)
- DISH Network Distribution Center — logistics & distribution (30.8 miles)
- Chevron — energy & corporate offices (31.0 miles) — HQ
- Ross Stores — retail corporate (32.5 miles) — HQ
This 40-unit, 1984-vintage asset in Rio Vista benefits from neighborhood occupancy levels that rank at the top nationally, supporting expectations of steady leasing and renewals. Elevated home values relative to incomes indicate a high-cost ownership market, which tends to sustain multifamily demand and modest pricing power when operations are well-managed. According to CRE market data from WDSuite, the surrounding neighborhood shows a meaningful renter-occupied presence, while broader 3-mile demographics skew owner-heavy and older—an environment where smaller households and downsizing renters can keep the tenant base resilient.
The 1980s construction offers a practical value-add profile: modernization of interiors, building systems, and common areas can lift rents toward forecast regional levels without the heavy capital often required by pre-1960s stock. Key underwriting considerations include measured rent-to-income pressures, modest amenity depth in the immediate vicinity, and lower school ratings, which suggest focusing on adult and senior-oriented leasing and retention strategies.
- Neighborhood occupancy strength supports stable cash flow and renewal velocity.
- High-cost ownership market reinforces renter reliance on multifamily housing.
- 1984 vintage allows targeted value-add without pre-war capital intensity.
- Regional employers within commuting range help sustain a diversified renter pool.
- Risks: affordability pressure, limited neighborhood amenities, and lower school ratings.