| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Poor |
| Demographics | 69th | Best |
| Amenities | 53rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 577 Grandview Ct, Vacaville, CA, 95688, US |
| Region / Metro | Vacaville |
| Year of Construction | 1974 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
577 Grandview Ct, Vacaville Multifamily Investment
Elevated home values and strong household incomes in the neighborhood underpin durable renter demand, according to WDSuite’s CRE market data, while a 1970s vintage suggests potential for targeted value-add to enhance competitiveness.
Located in a suburban pocket of the Vallejo, CA metro, the neighborhood rates A- and sits above the metro median overall (rank 26 of 98 neighborhoods). Grocery and dining access are competitive among Vallejo neighborhoods (both ranked within the top 25 out of 98), supporting renter convenience without relying on downtown commutes. Average school ratings trend slightly above national midrange (around 3.0 out of 5), which can aid retention for family renters.
Rents in the neighborhood benchmark in the top quartile nationally, while the rent-to-income ratio remains around midrange, indicating some pricing power without acute affordability pressure. Median home values are high versus national norms (top decile), which typically sustains reliance on rental housing and can support lease retention. Within a 3-mile radius, roughly 43% of housing units are renter-occupied, indicating a meaningful tenant base for multifamily operators.
The local housing stock skews older (average vintage 1960s), and this asset’s 1974 construction provides a clear value-add angle: targeted renovations and system upgrades can improve competitive positioning against newer product and support rent premiums where achievable. Neighborhood occupancy levels trend below metro medians, so execution may depend on active leasing and asset differentiation.
Demographics aggregated within a 3-mile radius show modest population softening over the past five years with a projected decline ahead, while household counts are expected to increase and average household size to decrease. For investors, a shift toward smaller households can expand the renter pool for well-located, renovated units and support occupancy stability when matched with thoughtful unit mixes and amenities.
Safety indicators for the neighborhood are below the metro median (crime rank 71 out of 98 Vallejo neighborhoods) and sit in the lower third nationally. For underwriting, this calls for prudent assumptions on security features and tenant screening to support retention.
Recent trends are mixed: estimated property offenses declined materially year over year (about -23.7%), according to WDSuite’s CRE market data, while violent offense indicators remain weaker than national norms. Monitoring momentum and investing in on-site safety measures can help mitigate risk and support leasing.
Regional employers within commuting range span healthcare services, packaging and logistics, and consumer products. These nodes provide a diversified employment base that supports renter demand and lease stability for workforce-oriented units.
- Xerox State Healthcare — healthcare IT services (29.2 miles)
- International Paper — packaging & paper (29.3 miles)
- Cardinal Health — medical distribution (33.8 miles)
- DISH Network Distribution Center — logistics & distribution (35.7 miles)
- Clorox — consumer products (40.5 miles) — HQ
577 Grandview Ct offers a classic 1974 multifamily vintage in a suburban Vacaville location where high ownership costs and strong household incomes help sustain rental reliance. Based on CRE market data from WDSuite, neighborhood rents benchmark well versus national peers, and the 3-mile area maintains a sizable renter-occupied share, supporting a stable tenant base. The older building stock creates a clear path for value-add upgrades to capture premiums relative to dated comparables.
Key considerations include neighborhood occupancy that trails metro medians and safety metrics that are weaker than national averages. Execution focused on renovations, on-site security, and disciplined leasing should help differentiate the asset and support steady performance against the region’s employment base and household trends.
- High-cost ownership market supports renter reliance and lease retention potential
- Value-add upside from 1974 construction via targeted renovations and system updates
- Competitive grocery and dining access enhances livability and renter convenience
- Diversified regional employers within commuting range underpin workforce housing demand
- Risk: below-metro occupancy and softer safety indicators require active leasing and security investment