| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Good |
| Demographics | 13th | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2200 Coffee Rd, Modesto, CA, 95355, US |
| Region / Metro | Modesto |
| Year of Construction | 1972 |
| Units | 40 |
| Transaction Date | 2017-12-29 |
| Transaction Price | $24,750,000 |
| Buyer | CREEKWOOD GREENBRIAR LLC |
| Seller | VILLA VERDE NORTH LLC |
2200 Coffee Rd Modesto Multifamily with Durable Demand
Neighborhood occupancy and renter-occupied share indicate stable leasing conditions for this Modesto submarket, according to WDSuite’s CRE market data. These are neighborhood metrics, not property figures, and they point to consistent tenant demand relative to metro peers.
Located in Modesto’s Urban Core, the neighborhood holds a B- rating and shows above metro median occupancy (ranked 59 out of 130 neighborhoods) with strong positioning nationally (82nd percentile). These occupancy metrics are measured for the neighborhood, not the property, and suggest steady absorption and lower downtime risk compared with weaker local pockets.
Renter concentration is a key strength: about 60% of housing units are renter-occupied (ranked 12 of 130; 94th percentile nationally). For multifamily investors, that depth of renter households supports a broad tenant base and can help sustain occupancy through cycles.
Daily-needs access is a relative advantage. Grocery availability is strong (ranked 27 of 130; 88th percentile nationally) and pharmacy density is a standout (ranked 5 of 130; 97th percentile). Dining options are competitive among Modesto neighborhoods (ranked 46 of 130; 82nd percentile nationally). However, parks, cafés, and childcare are limited within the neighborhood footprint, so some residents may rely on nearby areas for recreation and third‑place amenities.
Within a 3‑mile radius, demographics show recent population growth with households edging higher and average household size trending toward moderation over the forecast period. Forecasts point to further population gains and a notable increase in households, which can expand the renter pool and support occupancy stability. Elevated home values versus incomes (87th percentile value‑to‑income ratio; 71st percentile home values) indicate a high‑cost ownership market, which tends to reinforce reliance on multifamily rentals and can aid lease retention. Neighborhood rent levels sit near the national mid‑to‑upper range (66th percentile) with a rent‑to‑income ratio around 0.19, suggesting manageable affordability pressure that supports pricing power while keeping an eye on retention.
Safety indicators are mixed and should be monitored. The neighborhood’s overall crime positioning is weaker than many Modesto areas (crime rank 52 out of 130), and national comparisons sit below average (36th percentile for overall crime safety). Property‑related incidents trend less favorably (18th percentile nationally), while violent‑offense rates sit in the mid‑30s percentile nationally.
A constructive note is trend direction: recent estimates indicate a material year‑over‑year decline in violent‑offense rates (71st percentile for improvement). Investors should underwrite with conservative assumptions, weigh security and lighting plans, and consider resident experience strategies, while recognizing that neighborhood‑level crime can evolve over time.
Regionally, proximity to larger Central Valley employers supports commuter demand that can bolster leasing stability for workforce‑oriented units. The following employer illustrates potential commuter draw from the area.
- Clorox — consumer goods (20.5 miles)
This 40‑unit, 1972 vintage asset sits in a Modesto neighborhood with above‑median occupancy locally and strong national positioning, a high share of renter‑occupied housing units, and daily‑needs access that supports resident convenience. Within a 3‑mile radius, population and household growth point to a larger tenant base over the next several years, which can underpin occupancy stability and leasing velocity. Elevated ownership costs relative to incomes in the neighborhood further sustain rental demand, while current rent levels and a moderate rent‑to‑income profile support retention and measured pricing power.
The 1972 vintage suggests planning for ongoing capital needs and selective renovations for systems and interiors, creating potential value‑add upside versus older local stock. Neighborhood rent positioning and renter depth can support execution, while underwriting should incorporate conservative assumptions around safety and amenity gaps. These observations are based on commercial real estate analysis using data for the neighborhood and 3‑mile area; attribution to market positioning is supported by insights available according to CRE market data from WDSuite.
- Above‑median neighborhood occupancy and solid national positioning support income stability
- High renter‑occupied share indicates a deep tenant base for multifamily demand
- Elevated ownership costs versus incomes reinforce reliance on rentals and retention
- Risks: safety metrics trail national averages and amenity gaps (parks/cafés) warrant active management