| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 52nd | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 812 Beelard Dr, Vacaville, CA, 95687, US |
| Region / Metro | Vacaville |
| Year of Construction | 1974 |
| Units | 54 |
| Transaction Date | 2017-11-28 |
| Transaction Price | $9,350,000 |
| Buyer | Red Rock Investors LP |
| Seller | Villa Knolls LP |
812 Beelard Dr Vacaville Multifamily Investment
Neighborhood occupancy has been strong and steady, supporting income durability for well-managed assets, according to WDSuite’s CRE market data. Rents track the area’s household incomes, reinforcing retention in a submarket where renter demand is supported by local services and regional employment access.
The property sits in a Vacaville neighborhood rated A and ranked 10th among 98 metro neighborhoods, indicating competitive position within the Vallejo, CA region. Neighborhood occupancy is high and competitive among Vallejo neighborhoods (34 of 98; 85th percentile nationally), a constructive backdrop for stabilizing collections and lease rollover risk at nearby multifamily assets, per WDSuite’s CRE market data.
Daily needs are well-covered: grocery access ranks 14 of 98 in the metro (92nd percentile nationally) and restaurants rank 24 of 98 (80th percentile nationally). Childcare density is particularly strong (1 of 98; 99th percentile nationally), while parks access also rates well (21 of 98; 87th percentile nationally). Cafe and pharmacy density are thinner in this neighborhood cluster, which may modestly reduce walkable variety but does not materially detract from auto-oriented convenience typical for the area.
School options average around a 3.0 rating and rank 8 of 98 metro neighborhoods (61st percentile nationally), offering mainstream education quality that supports family-oriented renter profiles. Median home values in the neighborhood are elevated relative to incomes, with value-to-income metrics testing the higher end for the metro; in practice, this tends to sustain reliance on multifamily housing and supports lease retention when paired with reasonable rent-to-income levels.
Vintage considerations: the asset’s 1974 construction is slightly older than the neighborhood’s average 1979 stock. For investors, that usually points to capital planning for building systems and potential value-add through targeted renovations to sharpen competitiveness versus newer comparables.
Within a 3-mile radius, demographics show a growing resident base and income depth: population and household counts are projected to expand into 2028, with rising median and mean household incomes. This combination—renter pool expansion and higher-earning households—supports absorption and occupancy stability for well-positioned 1–2 bedroom product, aligning with typical unit sizes in the submarket.
Neighborhood-level safety indicators are mixed but stable by regional standards. Overall crime sits near the national midpoint (49th percentile) and is competitive among Vallejo neighborhoods (ranked 33 of 98), according to WDSuite’s CRE market data. Property-related incidents trend closer to national mid-to-lower percentiles, while violent offense rates have declined notably year over year, placing the neighborhood in a stronger improvement tier nationally.
For investors, the key takeaway is stability with a constructive trend: year-over-year declines in violent offenses signal improvement, even as property crime remains an ongoing management focus typical of urban-core locations. These metrics reflect neighborhood conditions rather than the property itself.
Regional employment access is diversified across logistics, healthcare distribution, and corporate offices, supporting renter demand via commute convenience to International Paper, Xerox State Healthcare, Cardinal Health, DISH Network Distribution Center, and Chevron.
- International Paper — packaging and paper (27.4 miles)
- Xerox State Healthcare — healthcare IT/services (27.5 miles)
- Cardinal Health — healthcare distribution (32.0 miles)
- DISH Network Distribution Center — logistics and distribution (33.6 miles)
- Chevron — energy (40.4 miles) — HQ
812 Beelard Dr is a 54-unit 1974-vintage asset positioned in a neighborhood that ranks competitively within the Vallejo metro. High neighborhood occupancy and strong local services underpin income stability, while elevated ownership costs in the area continue to reinforce multifamily demand and lease retention. Based on commercial real estate analysis from WDSuite, rent levels align with household incomes, supporting balanced pricing power without overextending affordability.
The vintage suggests practical value-add potential through system updates and selective interior improvements, particularly against a neighborhood average year of 1979. Within a 3-mile radius, projections point to population and household growth alongside rising incomes, expanding the tenant base for well-managed properties with efficient unit mixes. Risks include mid-pack safety metrics with some exposure to property crime and thinner cafe/pharmacy density, which warrants ongoing operational focus and amenity positioning.
- Competitive neighborhood rank (10 of 98) and high occupancy support stable collections
- 1974 vintage offers value-add potential versus slightly newer local stock
- 3-mile growth in households and incomes expands the renter pool
- Elevated ownership costs sustain multifamily demand and retention
- Risks: mid-pack safety and lighter cafe/pharmacy density require operational attention