| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Poor |
| Demographics | 58th | Best |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 823 E E St, Oakdale, CA, 95361, US |
| Region / Metro | Oakdale |
| Year of Construction | 1973 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
823 E E St Oakdale Multifamily Investment
This 36-unit property built in 1973 sits in a neighborhood with 95.4% occupancy rates, positioning investors in a stable rental market. According to CRE market data from WDSuite, the area demonstrates strong fundamentals with projected household growth and rising median rents supporting long-term demand.
The neighborhood ranks 11th among 130 metro neighborhoods with an A rating, reflecting strong fundamentals for multifamily property research. Demographics within a 3-mile radius show a stable population of approximately 24,700 residents, with household income growth of 62% over the past five years, reaching a median of $88,964. Projections indicate continued household formation, with forecasted growth of 27% through 2028, expanding the potential tenant base.
Built in 1973, this property aligns with the neighborhood's average construction year of 1972, suggesting potential value-add opportunities through strategic renovations and modernization. The area maintains 95.4% occupancy rates, ranking in the 74th national percentile, indicating strong rental demand stability. With 31% of housing units renter-occupied, the neighborhood provides a solid rental market foundation.
Local amenities support tenant retention with above-average access to essential services. The area ranks in the 82nd national percentile for grocery store density and 87th percentile for childcare facilities. School ratings average 4.0 out of 5, ranking 1st among metro neighborhoods. Current median rents of $1,437 are projected to increase 44% to $2,064 by 2028, while the rent-to-income ratio remains favorable at 9%, ranking in the 85th national percentile for affordability.
Safety metrics show mixed but improving trends for the neighborhood. Property crime rates of 428 incidents per 100,000 residents rank 64th among 130 metro neighborhoods, placing performance at the 40th national percentile. However, property crime has declined 17.5% over the past year, ranking in the 61st national percentile for improvement trends.
Violent crime rates remain relatively low at 63 incidents per 100,000 residents, with a 16.3% year-over-year decrease. The neighborhood's overall crime rank of 16th among 130 metro areas places it at the 51st national percentile. These improving safety trends support tenant retention and property values over time.
The local employment base includes corporate offices within reasonable commuting distance, supporting workforce housing demand in the area.
- Clorox — corporate offices (24.4 miles)
This 36-unit property offers investors exposure to a stable rental market with strong occupancy fundamentals and favorable demographic trends. The neighborhood's 95.4% occupancy rate and A-rating reflect consistent demand, while projected household growth of 27% through 2028 supports long-term tenant pipeline expansion. Built in 1973, the property presents value-add potential through strategic renovations to capture rising rent trends, with median rents projected to increase 44% over the next five years.
Commercial real estate analysis from WDSuite indicates favorable affordability metrics with a 9% rent-to-income ratio, ranking in the 85th national percentile. The area's strong school ratings and above-average amenity access support tenant retention, while declining crime rates enhance the investment outlook. However, investors should consider the property's age for capital expenditure planning and monitor potential ownership competition as home values remain accessible relative to regional markets.
- High occupancy environment with 95.4% neighborhood rates supporting stable cash flow
- Projected 27% household growth through 2028 expanding tenant demand
- Value-add opportunity with 1973 construction allowing strategic renovations
- Favorable affordability metrics with 9% rent-to-income ratio
- Risk consideration: Property age requires capital expenditure planning for long-term competitiveness