| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 50th | Best |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10 Willowood Dr, Oakdale, CA, 95361, US |
| Region / Metro | Oakdale |
| Year of Construction | 1984 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10 Willowood Dr Oakdale Multifamily Investment Opportunity
Neighborhood occupancy is strong and amenities are plentiful, supporting steady renter demand in Oakdale; according to WDSuite’s CRE market data, nearby submarket fundamentals trend above metro norms for stability.
Positioned in Oakdale’s inner-suburb fabric, the surrounding neighborhood carries an A+ rating and ranks 2 out of 130 within the Modesto metro—placing it firmly in the top quartile among Modesto neighborhoods. Amenity access is a clear strength: grocery, parks, pharmacies, and dining densities benchmark around the 90th percentile nationally, providing day-to-day convenience that helps with leasing velocity and retention.
The neighborhood’s occupancy is measured at the neighborhood level and remains high relative to national patterns, supporting an investor read-through for stability. Median rents in the area have risen materially over the past five years (per WDSuite), while the rent-to-income ratio trends near mid-range levels locally, suggesting manageable affordability pressure that can support lease renewal without overextending pricing.
Housing stock in the area skews older than the subject property’s 1984 vintage (neighborhood average construction year 1958). That positioning can give a competitive edge versus older inventory, though typical systems modernization and common-area updates may still be relevant for a 1980s asset depending on prior capital programs.
Within a 3-mile radius, demographic data from WDSuite indicate a modest population base with near-flat recent growth and a forecasted increase in both population and households over the next five years. Projected household gains point to a larger tenant base, which can support occupancy stability. Renter-occupied housing comprises roughly one-third of neighborhood units; for investors, that indicates a stable but not saturated renter pool, with some competition from ownership options given elevated home values in this part of California.
Safety indicators around the neighborhood read close to national averages overall, based on WDSuite. Notably, year-over-year trends show improvement, with recent declines in both violent and property offense estimates. For investors, the directional trend is constructive and consistent with steady occupancy expectations, while absolute levels remain comparable to many U.S. suburban submarkets.
As always, safety conditions vary by micro-location and over time; investors should corroborate these neighborhood-level readings with property-specific measures, management practices, and local enforcement trends when underwriting.
Regional employment access is oriented to commutable job centers that support leasing and retention for workforce renters. Notable nearby employers include the following corporate office presence:
- Clorox — consumer products corporate offices (23.2 miles)
This 24-unit property, built in 1984, sits in a high-amenity Oakdale neighborhood where occupancy at the neighborhood level is strong and renter demand is reinforced by day-to-day convenience. Relative to the area’s older housing stock, the vintage provides competitive positioning versus pre-1960s assets; however, investors should evaluate remaining system life and potential common-area or interior upgrades typical for 1980s construction. Based on CRE market data from WDSuite, rent levels have advanced meaningfully while rent-to-income remains near mid-range locally, supporting retention and measured pricing power.
Within a 3-mile radius, WDSuite demographics point to projected growth in both population and households over the next five years, implying a larger tenant base and support for occupancy stability. Elevated home values in the neighborhood context suggest ownership is relatively high-cost, which typically sustains reliance on rental options; at the same time, a moderate renter-occupied share indicates some competition with ownership that should be factored into leasing strategy.
- Neighborhood-level occupancy remains strong, supporting stability and renewal potential.
- 1984 vintage can compete well versus older local stock, with potential value-add via targeted renovations.
- High amenity access (groceries, parks, pharmacies, dining) aids leasing velocity and retention.
- 3-mile forecasts indicate population and household growth, expanding the renter pool and supporting occupancy.
- Risk: moderate renter concentration and some competition from ownership options may temper lease-up speed and pricing in softer periods.