| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 68th | Fair |
| Amenities | 86th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8780 Bell Rd, Windsor, CA, 95492, US |
| Region / Metro | Windsor |
| Year of Construction | 1983 |
| Units | 95 |
| Transaction Date | 2001-10-26 |
| Transaction Price | $2,600,000 |
| Buyer | BURBANK HOUSING DEVELOPMENT CORP |
| Seller | S P S INVESTMENTS |
8780 Bell Rd Windsor Multifamily Investment Opportunity
Neighborhood occupancy around 95% and a high-cost ownership market point to steady renter demand, according to WDSuite’s CRE market data. Stability paired with Windsor’s suburban amenities supports consistent leasing and retention.
Windsor’s suburban node rates A (ranked 11 out of 138 in the Santa Rosa–Petaluma metro), placing it in the top quartile among metro neighborhoods. For investors, this signals balanced livability and depth of demand relative to regional peers.
Local convenience is a strength: grocery access is robust, restaurants are plentiful, and pharmacies and parks are readily available. Childcare density is also favorable, though cafe options are limited. Neighborhood occupancy sits above the metro median and in the top quartile nationally, and a renter-occupied housing share near one-third suggests a meaningful tenant base for multifamily.
Within a 3-mile radius, recent trends show modest population growth alongside a larger increase in households, indicating smaller average household sizes and a broader renter pool. Forecasts point to households continuing to expand even as population edges lower, which typically supports occupancy stability and steady leasing. Higher household incomes and elevated home values create a high-cost ownership environment that helps sustain reliance on multifamily housing and can aid pricing power, while the neighborhood’s rent-to-income levels indicate manageable affordability pressure from an investor perspective.
The property’s 1983 vintage is older than the neighborhood’s typical 1999 construction year, which implies near- to medium-term capital planning for systems and interiors; that gap can also support value-add positioning to improve unit finishes and enhance competitiveness against newer stock.
Safety metrics are competitive with national averages (around the middle but slightly favorable nationally), while the neighborhood ranks in the middle-to-lower tier locally (86 out of 138 metro neighborhoods). For investors, this suggests conditions that are broadly comparable to many U.S. suburban areas, though not a top performer within the metro.
Recent year-over-year trends indicate declines in both property and violent offense rates, according to WDSuite’s CRE market data. Continued monitoring is prudent, but the directional improvement helps underpin leasing stability and resident retention.
8780 Bell Rd offers exposure to an A-rated Windsor neighborhood with above-median occupancy and strong daily-needs amenity access. Elevated home values and upper-income households reinforce renter reliance on multifamily, supporting retention and steady leasing. According to CRE market data from WDSuite, neighborhood occupancy trends remain competitive versus national benchmarks, and rent-to-income levels point to manageable affordability pressure from an owner’s perspective.
Built in 1983, the asset is older than the neighborhood’s typical construction vintage, creating a clear path for value-add upgrades and systems modernization to sharpen positioning against newer product. Within a 3-mile radius, household counts have been rising and are projected to keep expanding even if population growth moderates, which broadens the tenant base and supports occupancy stability over a longer hold. Key watch items include ongoing capital needs and staying attentive to local safety differentials within the metro.
- A-rated neighborhood; above-median occupancy and strong daily-needs amenities
- Elevated ownership costs and upper-income households support durable renter demand
- 1983 vintage presents value-add and modernization potential versus newer stock
- 3-mile household growth expands the tenant base and supports leasing stability
- Risks: capital expenditures for an older asset and mid-pack local safety requiring ongoing monitoring