| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 50th | Best |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 30 Willowood Dr, Oakdale, CA, 95361, US |
| Region / Metro | Oakdale |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | 1999-12-15 |
| Transaction Price | $1,262,500 |
| Buyer | SMK 2014 LLC |
| Seller | RAPINCHUK EDWARD JOHN |
30 Willowood Dr Oakdale Multifamily Investment
Neighborhood occupancy is strong and steady, supporting durable cash flow potential for a 20-unit asset, according to WDSuite’s CRE market data. Position within an A+ rated Modesto-area neighborhood helps underpin renter demand and lease stability.
Located in Oakdale’s inner-suburban fabric, the property sits in a neighborhood rated A+ and ranked near the top among 130 Modesto neighborhoods. Amenity access is a clear strength: parks, groceries, pharmacies, and restaurants register in the top decile nationally, aiding day-to-day livability and leasing appeal for working households.
Neighborhood occupancy is high (measured for the neighborhood, not this property), landing in the upper national percentiles and competitive among Modesto subareas. Renter-occupied housing accounts for roughly one-third of units locally, indicating a meaningful, but not saturated, tenant base that can support steady absorption of quality multifamily supply.
The area’s housing stock trends older than regional norms, while this asset’s 1984 vintage is newer than the neighborhood average. That positioning can enhance competitive standing versus older inventory, though investors should still plan for selective system upgrades and common-area refreshes to meet today’s renter expectations.
Within a 3-mile radius, recent population and household counts have inched upward and are projected to expand further, signaling a gradually larger tenant base. Elevated ownership costs in the neighborhood reinforce reliance on rental options, while rent-to-income levels suggest manageable affordability pressure that supports retention and pricing discipline.
Safety conditions are mixed but improving. Relative to neighborhoods nationwide, this area trends around the midpoint for crime exposure, and recent data shows year-over-year declines in both violent and property offenses. Within the Modesto metro, the neighborhood places above the middle of the pack among 130 neighborhoods, indicating competitive standing without signaling outsized risk.
For investors, the directional trend matters: easing incident rates, combined with stable occupancy and strong amenity access, can support resident retention and lower turnover-related costs over time. As always, underwriting should reflect property-level security measures and management practices.
Regional employers within commuting range contribute to a diversified workforce draw that supports renter demand and lease retention. Notable nearby employment relevant to Oakdale residents includes:
- Clorox — consumer products (23.1 miles)
30 Willowood Dr offers exposure to an A+ rated Modesto-area neighborhood with high occupancy and strong daily amenities. Built in 1984, the asset is newer than much of the surrounding stock, which can provide a competitive edge versus older properties while leaving room for targeted value-add through modernization. According to CRE market data from WDSuite, neighborhood occupancy remains elevated relative to many peer areas, supporting income durability.
Investor fundamentals are reinforced by a sizable homeowner presence that sustains rental reliance, a renter pool that is gradually expanding within a 3-mile radius, and rent-to-income levels that point to manageable affordability pressure. Risks include mid-pack safety metrics and a renter base that is smaller than highly urban submarkets, making asset quality, management, and amenity execution key to maintaining absorption and retention.
- High neighborhood occupancy and amenity-rich location support leasing stability
- 1984 vintage is newer than local average, offering competitive positioning and value-add potential
- Expanding 3-mile renter pool and elevated ownership costs reinforce demand for rentals
- Balanced affordability (rent-to-income) aids retention and pricing management
- Risks: mid-pack safety metrics and a shallower renter concentration than urban cores