| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 52nd | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 908 Beelard Dr, Vacaville, CA, 95687, US |
| Region / Metro | Vacaville |
| Year of Construction | 1979 |
| Units | 54 |
| Transaction Date | 2017-11-15 |
| Transaction Price | $9,350,000 |
| Buyer | RED ROCK INVESTORS LP |
| Seller | LYNC LLC |
908 Beelard Dr Vacaville Multifamily Investment
Neighborhood occupancy remains solid with stable renter demand, according to WDSuite s CRE market data, supporting consistent leasing for a 54-unit asset. Elevated ownership costs locally also help sustain reliance on rental housing.
Vacaville s Urban Core setting combines everyday convenience with steady renter appeal. The neighborhood s amenity access is competitive among Vallejo metro neighborhoods (ranked 19th of 98), with grocery options (ranked 14th of 98) and park access (ranked 21st of 98) adding daily-life utility for residents and helping support leasing retention.
Neighborhood occupancy is high relative to national patterns and has held near recent levels, which can provide income stability at the property level; this occupancy reference is measured for the neighborhood, not the property. Median contract rents in the neighborhood sit in a higher national band, while the rent-to-income ratio ranks low nationally, signaling comparatively manageable rent levels versus incomes and aiding renewals.
Ownership is costly by national standards (home values are in a higher national percentile and the value-to-income ratio is elevated), which reinforces rental demand and supports lease retention for multifamily. Renter concentration in the neighborhood is around the majority of housing units being renter-occupied, indicating depth in the tenant base and consistent demand for apartments.
Within a 3-mile radius, WDSuite s commercial real estate analysis indicates modest population growth to date and an expected increase in households over the next five years. A larger household base and rising incomes point to a broader renter pool over time, supporting occupancy stability and pricing power for well-managed communities.
Safety trends are mixed but generally comparable to broader norms. The neighborhood s overall crime positioning is competitive among Vallejo metro neighborhoods (ranked 33rd of 98), and roughly near the national middle based on percentile readings. Property crime sits below the national median for safety, suggesting investors should plan for standard security and lighting practices to support resident retention.
A notable positive is momentum: violent offense rates have improved materially year over year, placing the neighborhood in a stronger improvement tier nationally. Continued monitoring and routine property-level measures can help align on-the-ground experience with these improving trends.
Proximity to regional employers supports workforce housing dynamics and commute convenience for renters. Nearby distribution and healthcare-related employers, along with a major energy headquarters, can bolster leasing durability.
- International Paper packaging & materials (27.4 miles)
- Xerox State Healthcare healthcare services (27.4 miles)
- Cardinal Health healthcare distribution (31.9 miles)
- DISH Network Distribution Center logistics & distribution (33.6 miles)
- Chevron energy (40.5 miles) HQ
908 Beelard Dr positions a 54-unit multifamily asset in a neighborhood with strong occupancy and a renter base supported by elevated ownership costs. Neighborhood rents benchmark on the higher side nationally, yet the local rent-to-income profile indicates less affordability pressure than many markets, helping sustain renewals and limit turnover.
Based on CRE market data from WDSuite, the area ranks competitively within the Vallejo metro for amenities and parks, while grocery access and a majority renter-occupied housing mix reinforce day-to-day livability and depth of demand. Within a 3-mile radius, recent population growth and an expected increase in households point to a larger tenant base over time, supporting occupancy stability and disciplined rent management.
- High neighborhood occupancy supports steady cash flow and leasing stability.
- Elevated ownership costs bolster renter reliance on multifamily, aiding retention.
- Competitive amenity and park access, plus strong grocery proximity, enhance livability.
- 3-mile population and household growth expand the renter pool and demand depth.
- Risk: Property crime sits below the national median for safety plan for routine security measures and active asset management.