| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 66th | Fair |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8390 Redwood Hwy, Windsor, CA, 95492, US |
| Region / Metro | Windsor |
| Year of Construction | 1997 |
| Units | 60 |
| Transaction Date | 1997-01-22 |
| Transaction Price | $800,000 |
| Buyer | VINECREST SENIOR APARTMENTS INC |
| Seller | ROMAN CATHOLIC BISHOP OF SANTA ROSA |
8390 Redwood Hwy Windsor Multifamily Investment
Neighborhood occupancy has been resilient and home values are elevated, supporting steady renter demand in Windsor, according to WDSuite’s CRE market data. Focus is on the neighborhood’s stability rather than the property’s performance, with signals pointing to durable leasing fundamentals.
Situated in Windsor within the Santa Rosa–Petaluma metro, the neighborhood carries an A- rating and has posted strong multifamily performance signals. Neighborhood occupancy is reported at 97.3%, with a modest five-year uptick, indicating stable renter demand at the neighborhood level rather than the property itself, based on CRE market data from WDSuite. The local renter-occupied share is around 30%, suggesting a defined but selective tenant base that can support steady leasing for well-positioned assets.
Daily-needs access is a relative strength: grocery and pharmacy density rank among the best in the metro (both measured against 138 neighborhoods), placing the area in the top national percentiles for these amenities. Restaurants are also comparatively abundant. Parks and cafes are less concentrated locally, so on-site amenities and property programming may play a larger role in resident retention.
The property’s 1997 construction is newer than the neighborhood’s average vintage (1983). That positioning can enhance competitiveness versus older stock, though investors should plan for mid-life system updates and targeted renovations to sustain leasing velocity and rent growth.
Within a 3-mile radius, households have grown while average household size has edged lower, and forward-looking estimates indicate additional household increases even as population is expected to be roughly flat. This pattern generally broadens the renter pool and can support occupancy stability. Elevated home values relative to incomes in the neighborhood reinforce reliance on multifamily housing, which can aid pricing power and retention for assets that balance finishes with rent-to-income dynamics.
Schools in the neighborhood average about mid-range ratings locally, which can appeal to a segment of renters while keeping pricing discipline important. Overall, the area compares above the metro median on several housing and amenity measures and lands in high national percentiles for income and home values—factors that typically support durable renter demand and NOI performance when matched with thoughtful capital planning.
Safety indicators are mixed but generally near or slightly better than national medians, according to WDSuite’s neighborhood data. Violent-offense rates have trended down over the past year, an encouraging directional signal for resident sentiment and lease retention.
Property-related offenses showed a recent uptick, which warrants routine risk management (lighting, access control, and partnership with local resources). In a metro context, the neighborhood sits near the middle of the pack, while nationally it aligns a bit above median safety levels. Investors should underwrite typical operating practices and modest preventive measures rather than structural security premiums.
Nearby employment includes logistics operations that can support workforce housing demand and commute convenience for renters in this submarket, specifically FedEx’s local office presence.
- FedEx — logistics operations (1.9 miles)
This 60-unit asset built in 1997 sits in a Windsor neighborhood with high home values and strong daily-needs access, supporting durable renter demand. Neighborhood occupancy is reported at 97.3%, and the renter-occupied share near 30% signals a defined tenant base with stable leasing potential for well-maintained product. Within a 3-mile radius, household counts are rising and are projected to continue increasing even as population growth moderates—conditions that typically expand the renter pool and support occupancy stability. According to CRE market data from WDSuite, the area ranks strongly on grocery, pharmacy, and restaurant access, which tends to underpin resident satisfaction and renewal potential.
The 1997 vintage is newer than the neighborhood average (1983), offering a competitive edge versus older comparables while still warranting mid-life capital planning for building systems and selective value-add. Elevated ownership costs in the neighborhood reinforce reliance on multifamily housing, while neighborhood-level rent-to-income signals suggest manageable affordability pressure—calling for thoughtful lease management rather than heavy concessions. Key risks include lighter park and cafe density and a recent uptick in property-related offenses, best addressed through amenity programming and standard security practices.
- Neighborhood occupancy is high with steady five-year momentum, supporting leasing stability
- Newer 1997 vintage than local average, with potential for targeted value-add and modernization
- Elevated home values bolster renter reliance on multifamily, aiding pricing power and retention
- 3-mile household growth expands the tenant base, supporting occupancy over time
- Risk: lower park/cafe density and recent property-offense uptick call for programming and standard security measures