| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 51st | Fair |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 199 Aegean Way, Vacaville, CA, 95687, US |
| Region / Metro | Vacaville |
| Year of Construction | 1976 |
| Units | 64 |
| Transaction Date | 2020-09-10 |
| Transaction Price | $58,000,000 |
| Buyer | CAMDEN PARC RESIDENTIAL LLC |
| Seller | CAMDEN PARC APARTMENTS LLC |
199 Aegean Way Vacaville Multifamily Investment
Positioned in an inner-suburban pocket with steady renter demand and low-90s neighborhood occupancy, this asset benefits from strong local incomes and everyday amenities, according to WDSuite’s CRE market data. Elevated ownership costs in the area support leasing resilience and potential pricing power for well-managed units.
Vacaville’s inner-suburban setting delivers daily convenience that supports renter retention. The neighborhood is competitive among Vallejo metro areas (top quartile among 98 neighborhoods; A- rating), with grocery and pharmacy density in the top quartile locally and solid restaurant access. Cafés are also comparatively accessible, while limited parks and scarce formal childcare options are notable gaps investors should factor into resident experience planning.
Renter demand is underpinned by a majority renter-occupied housing profile within the neighborhood, indicating a deep tenant base, while the broader 3-mile area skews more owner-occupied. Neighborhood occupancy trends have held in the low-90s, suggesting generally stable leasing conditions; investors should still underwrite to typical turnover and seasonal softness.
Within a 3-mile radius, demographics point to modest population growth and an expected increase in households over the next five years, which can translate to a larger tenant pool and support for occupancy stability. Income levels are strong and rising, which helps sustain effective rent collections; however, rent-to-income levels indicate some affordability pressure that warrants attentive lease management and renewal strategies.
Home values reflect a high-cost ownership market relative to local incomes and rank in the upper tiers metro-wide and nationally. For multifamily investors, this typically reinforces reliance on rental housing and can support pricing power for well-located, well-managed assets, though value positioning versus newer product remains important.
The 1976 vintage is slightly older than the neighborhood average (1979), implying capital planning for systems and common-area upgrades. That age profile can also present value-add levers through interior renovations and curb-appeal improvements to enhance competitiveness against newer stock.
Safety indicators diverge by frame of reference. The neighborhood performs above the metro median for safety among 98 Vallejo-area neighborhoods, yet compares below national averages (bottom quartile nationally on several measures). Recent year-over-year trends indicate an uptick in both property and violent incidents, so prudent security measures and resident communications remain relevant underwriting considerations.
Regional employment is diversified across healthcare IT, packaging, healthcare distribution, logistics, and energy, supporting commuter demand and lease stability for workforce-oriented rentals.
- Xerox State Healthcare — healthcare IT services (27.6 miles)
- International Paper — packaging & paper (27.6 miles)
- Cardinal Health — healthcare distribution (32.2 miles)
- DISH Network Distribution Center — logistics (34.0 miles)
- Chevron — energy (41.1 miles) — HQ
199 Aegean Way offers 64 units in a neighborhood that ranks in the top quartile locally, with everyday retail density that supports renter convenience and retention. According to CRE market data from WDSuite, neighborhood occupancy has held in the low-90s and renter concentration is strong, while elevated ownership costs tend to reinforce reliance on multifamily housing. The 1976 vintage suggests both capital planning needs and practical value-add potential to sharpen competitiveness against newer product.
Within a 3-mile radius, modest population growth and rising incomes point to a stable or expanding tenant base, while forecast household gains further support demand over the medium term. Investors should weigh these fundamentals against below-national-average safety metrics and amenity gaps in parks and formal childcare, and calibrate operations toward resident experience, renewal management, and targeted upgrades.
- Top-quartile neighborhood fundamentals within the Vallejo metro support leasing durability
- Strong local incomes and a high-cost ownership market bolster multifamily demand
- 1976 vintage provides value-add and repositioning potential with targeted capex
- 3-mile radius shows population and household growth, expanding the renter pool
- Risks: below-national-average safety metrics and limited parks/childcare require thoughtful operations