| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 32nd | Fair |
| Amenities | 41st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1170 Kenny Dr, Yuba City, CA, 95991, US |
| Region / Metro | Yuba City |
| Year of Construction | 1987 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1170 Kenny Dr Yuba City Multifamily Investment
Renter demand appears resilient, with the neighborhood showing high occupancy and a sizable renter-occupied share according to WDSuite’s CRE market data. This supports stable operations while leaving room for targeted upgrades to enhance competitiveness.
Located in an Inner Suburb setting of Yuba City, the property benefits from everyday convenience and a renter base that supports leasing stability. Neighborhood occupancy stands at 96.2%, which is competitive among Yuba City, CA neighborhoods (ranked 21 out of 56) and in the top quartile nationally by percentile, indicating steady absorption and limited downtime for well-positioned units.
The area’s renter-occupied share is 55.7% (ranked 10 out of 56; high national percentile), signaling deep multifamily demand and a broad tenant pool. Median contract rents in the neighborhood sit in an above-median national percentile, and the rent-to-income ratio is measured at 0.22, suggesting manageable affordability pressure that can support retention with disciplined lease management.
Everyday needs are well-covered: grocery density ranks 9 out of 56 locally with a strong national percentile, and cafés also index well (rank 6 of 56). However, parks and pharmacies are sparse by the data provided, and restaurants are limited within the immediate neighborhood. These mixed amenity signals point to reliable essentials but fewer lifestyle anchors, which investors should consider when programming on-site amenities or services.
Construction trends indicate older average stock in the neighborhood (average vintage 1973; rank 23 of 56). Built in 1987, the subject asset is newer than the local average—typically a competitive factor versus older properties—yet investors should still plan for modernization of systems and common areas to sustain leasing velocity.
Demographic statistics are aggregated within a 3-mile radius and show modest population and household growth historically, with forecasts indicating additional household expansion alongside smaller average household sizes. This combination generally supports a larger tenant base and steady demand for rental units, according to CRE market data from WDSuite.
Home values in the neighborhood index in a high national percentile and the value-to-income ratio ranks 10 out of 56 locally (high percentile nationally), indicating a high-cost ownership market. That context typically reinforces reliance on multifamily housing and can underpin pricing power for well-maintained, well-located assets.
Safety indicators for the neighborhood are mixed. Within the Yuba City, CA metro, the neighborhood’s crime rank is 13 out of 56, indicating crime levels are elevated relative to many peer neighborhoods. Nationally, estimated violent and property offense rates place the area below the safer percentiles; however, both categories show year-over-year improvement, with declines that register in stronger national improvement percentiles.
For investors, the directional trend is important: recent declines in both violent and property offense rates suggest improving conditions. As always, underwriting should incorporate property-level measures (lighting, access control, visibility) and coordination with local management practices to support resident retention and operational stability.
Regional employment anchors within commuting range include healthcare services, medical distribution, manufacturing, and technology offices. These employers support a diversified wage base that can sustain renter demand and help stabilize retention for workforce-oriented units.
- Xerox State Healthcare — healthcare services (39.1 miles)
- Cardinal Health — medical distribution (39.6 miles)
- International Paper — manufacturing (40.8 miles)
- Intel Folsom FM5 — technology offices (43.2 miles)
This 40-unit, 1987-vintage asset sits in a neighborhood with competitive occupancy and a deep renter base, supporting stable cash flow fundamentals. Being newer than the area’s average vintage, the property can compete favorably against older stock, while targeted CapEx—modernizing interiors, systems, and common areas—can unlock value-add potential without overreliance on rent growth.
Within a 3-mile radius, steady population and household growth, coupled with forecasts for additional household gains and smaller household sizes, point to a larger tenant base over time. According to commercial real estate analysis from WDSuite, the neighborhood’s high-cost ownership context and measured rent-to-income levels support ongoing reliance on multifamily housing, while balanced lease management can mitigate affordability pressure. Key risks to underwrite include limited park/pharmacy access, lower average school ratings, and a crime profile that, while improving, remains elevated versus much of the metro.
- Competitive neighborhood occupancy supports leasing stability
- 1987 vintage offers a head start versus older stock with clear modernization upside
- Deep renter-occupied share and regional employment base reinforce demand
- High-cost ownership market sustains renter reliance and pricing power potential
- Monitor risks: limited parks/pharmacies, lower school ratings, and improving yet elevated crime