| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Poor |
| Demographics | 66th | Fair |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16376 5th St, Guerneville, CA, 95446, US |
| Region / Metro | Guerneville |
| Year of Construction | 2011 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16376 5th St Guerneville 2011 Multifamily Investment
Newer construction stands out versus older neighborhood stock, with a high-cost ownership market supporting renter demand, according to WDSuite’s CRE market data and grounded commercial real estate analysis.
Positioned in Sonoma County’s Guerneville, the property benefits from small-town amenities and access to regional services. Cafes and everyday retail are present at levels that are competitive among Santa Rosa-Petaluma neighborhoods, and cafe density sits in the top quartile nationally. Grocery and restaurant access track near national midpoints, while parks availability ranks above average, supporting daily convenience and livability for residents.
The asset’s 2011 vintage is materially newer than the neighborhood’s older housing base. That relative youth can improve leasing competitiveness and reduce near-term capital needs compared with pre-1960s stock, though routine system updates and common-area refreshes may still be prudent over a hold period.
Neighborhood renter-occupied share is roughly one-third, indicating a modest renter concentration that can still support multifamily demand but may require targeted marketing and retention strategies. Within a 3-mile radius, recent years show population growth alongside an increase in households, and forecasts indicate further household expansion with smaller average household sizes. For investors, that points to a larger tenant base comprised of more, smaller households, which can support occupancy stability even if overall population eases slightly.
Home values in the neighborhood are elevated by national standards, and the value-to-income ratio sits near the upper end nationally. In practice, a high-cost ownership environment tends to reinforce renter reliance on multifamily housing and can support pricing power. Neighborhood median contract rents trend above national norms, while rent-to-income ratios remain moderate, suggesting manageable affordability pressure and potential for steady leasing, based on CRE market data from WDSuite.
At the neighborhood level, occupancy trends run below stronger metro performers, so underwriting should emphasize leasing velocity and renewal management. Still, the combination of newer construction, daily amenities, and a growing household base provides a defensible operating backdrop relative to older competing stock.
Safety indicators compare favorably versus national averages, with the neighborhood positioned above the U.S. midpoint according to WDSuite’s data. Within the Santa Rosa-Petaluma metro, the area ranks better than many peers (ranked 39 among 138 neighborhoods), signaling a generally competitive standing among local neighborhoods.
Recent year trends point to decreases in both property and violent incidents, which supports resident retention and leasing stability. As always, conditions can vary block to block; investors typically validate current patterns with on-the-ground checks and management feedback to align expectations with submarket realities.
Local employment is anchored by regional logistics operations that help support workforce housing demand and commuting convenience for renters highlighted below.
- FedEx — logistics operations (11.4 miles)
Built in 2011 with 48 units averaging roughly 923 square feet, the property offers a modern alternative to an older neighborhood housing base. Elevated home values and a high value-to-income environment reinforce renter reliance on multifamily, while moderate rent-to-income levels indicate manageable affordability pressure. According to CRE market data from WDSuite, neighborhood occupancy trends trail stronger metro subareas, so execution should emphasize leasing, renewals, and asset differentiation.
Demographics within a 3-mile radius show recent population growth and a clear increase in households, with forecasts pointing to further household expansion alongside smaller household sizes—conditions that can broaden the tenant base. The asset’s newer vintage versus local stock can enhance leasing competitiveness, though prudent capital planning for systems maintenance and select upgrades remains advisable over the hold.
- 2011 construction competes well against predominantly older neighborhood stock
- High-cost ownership market supports sustained rental demand and pricing power
- Growing household counts (3-mile radius) expand the tenant base even with smaller household sizes
- Moderate rent-to-income levels suggest room for steady leasing and retention management
- Risk: neighborhood occupancy trends are below stronger metro submarkets, requiring active leasing strategy