| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 72nd | Good |
| Amenities | 17th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 121 W Hills Cir, Sebastopol, CA, 95472, US |
| Region / Metro | Sebastopol |
| Year of Construction | 1997 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
121 W Hills Cir Sebastopol Multifamily Investment
Neighborhood occupancy trends sit in the low-90s with a renter base roughly one-third of nearby households, supporting steady tenant demand, according to WDSuite’s CRE market data. The submarket’s high-cost ownership landscape further reinforces rental reliance for well-kept, mid-size assets.
Sebastopol’s suburban setting offers daily conveniences with some local grocers nearby, while broader retail and services are reached by short drives. Amenity density ranks 101 out of 138 metro neighborhoods and sits in the lower national percentiles, indicating fewer walkable options and a drive-oriented lifestyle for residents.
Home values in the neighborhood benchmark in the high national percentiles, and the value-to-income ratio ranks near the top of U.S. neighborhoods. For investors, this high-cost ownership market tends to sustain multifamily demand and supports lease retention, as renting remains a more accessible option relative to buying.
Renter-occupied housing accounts for about one-third of units within a 3-mile radius, suggesting a meaningful tenant base while still leaving room for multifamily capture. Over the last five years, the area has seen softer population trends, but forward-looking projections within 3 miles point to modest population growth and a rising household count, implying smaller average household sizes and incremental renter pool expansion that can support occupancy stability.
Neighborhood occupancy trends are near the metro middle by rank, with steady performance over recent years. Median contract rents in the 3-mile radius have advanced over the past cycle and are projected to continue rising, which favors revenue growth potential if supported by income trends. Household incomes in the neighborhood benchmark above national medians by percentile, reinforcing depth for quality units while underscoring the importance of managing rent-to-income levels for retention.
The asset’s 1997 vintage is newer than the neighborhood average construction year (1971). That positioning can be competitive versus older stock, though investors should still underwrite targeted modernization and system upgrades to meet current renter expectations and support pricing power.
Safety metrics place the neighborhood around the metro middle by rank and slightly better than the nation by percentile. Recent data show a meaningful decline in property offenses year over year, which is a constructive trend for resident confidence and retention.
Violent offense measures sit close to national mid-percentiles, with some year-over-year variability. For underwriting, this suggests monitoring trend direction and emphasizing standard property-level measures (lighting, access control, and management presence) rather than assuming block-level safety outcomes.
Commuter access taps a broader North Bay employment base. The nearby logistics presence supports steady demand from workers seeking convenient housing within driving distance.
- FedEx Headquarters — logistics (8.7 miles)
This 24-unit, 1997-vintage property offers a balanced profile in a high-cost homeownership market where elevated values help sustain multifamily demand. Within a 3-mile radius, renter households make up a meaningful share of the housing stock and household counts are projected to increase, pointing to a larger tenant base and support for occupancy stability as leasing cycles turn. According to CRE market data from WDSuite, neighborhood occupancy has held in the low-90s, aligning with steady fundamentals for well-maintained Class B assets.
The asset’s relative youth versus much of the local housing stock provides competitive positioning against older properties, with potential to capture rent premiums through targeted updates rather than full-scale repositioning. Investors should weigh modest amenity density and mixed near-term demographic signals against strong income profiles and persistent renter reliance driven by the high-cost ownership landscape.
- Newer 1997 vintage vs. local average suggests competitive positioning and manageable modernization scope
- High home values and ownership costs reinforce durable multifamily demand and lease retention
- Low-90s neighborhood occupancy and projected household growth support income stability
- Opportunity to drive rents through targeted upgrades rather than deep value-add
- Risks: modest amenity density, uneven population trends, and safety metrics near metro middle