| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 57th | Best |
| Amenities | 41st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1341 Dustin Dr, Yuba City, CA, 95993, US |
| Region / Metro | Yuba City |
| Year of Construction | 1978 |
| Units | 68 |
| Transaction Date | 2016-02-09 |
| Transaction Price | $3,550,000 |
| Buyer | Pumco Holdings YC LLC |
| Seller | William Gardner |
1341 Dustin Dr Yuba City Multifamily Opportunity
Neighborhood occupancy is strong and renter demand is supported by solid incomes, according to WDSuite’s CRE market data, suggesting stable leasing for a 68-unit asset in this inner-suburban pocket of Yuba City. With elevated ownership costs locally, multifamily remains a practical housing option that can underpin retention.
Positioned in an Inner Suburb of Yuba City, the property benefits from a neighborhood rated A and competitive among Yuba City, CA neighborhoods (ranked 4 out of 56). Occupancy in the surrounding neighborhood sits in the top quartile nationally, a positive indicator for income stability and lease retention for professionally managed multifamily.
The property’s 1978 vintage is older than the neighborhood’s average construction year (1984). Investors should plan for ongoing capital needs and consider value‑add upgrades to enhance competitiveness versus newer stock, particularly in unit finishes, building systems, and curb appeal.
Within a 3‑mile radius, demographics show modest population and household growth with projections pointing to further expansion over the next five years; this supports a larger tenant base and sustained demand for rental units. A meaningful share of housing units are renter‑occupied, which deepens the local pool of prospective tenants and can help stabilize occupancy through cycles.
Ownership costs in the neighborhood are elevated relative to national norms (home values and value‑to‑income in higher national percentiles), which tends to reinforce reliance on rental housing and can support pricing power. At the same time, rent levels relative to income remain manageable for many households, which is constructive for renewal rates and reduced turnover risk.
Local amenity density is mixed: restaurants score competitively among metro neighborhoods, while cafes, groceries, and parks are sparser at the neighborhood scale. Convenience is supported by stronger access to pharmacies and childcare, which can appeal to working households and contribute to day‑to‑day livability.
Safety indicators for the neighborhood track below the national median, though trends are nuanced. According to CRE market data from WDSuite, estimated property crime has improved year over year, while violent‑crime indicators have been more variable. Compared with other Yuba City neighborhoods (56 total), the area is broadly competitive but not top‑tier on safety, warranting standard operating diligence around security measures and lighting.
Regional employment anchors within commuting range offer a diversified white‑collar base across healthcare administration, distribution, manufacturing, and technology, which can support leasing stability for workforce renters who commute.
- Xerox State Healthcare — healthcare administration/services (38.9 miles)
- Cardinal Health — healthcare distribution (39.4 miles)
- International Paper — packaging and paper (40.5 miles)
- Intel Folsom FM5 — semiconductors and R&D offices (43.2 miles)
1341 Dustin Dr brings 68 units to an inner‑suburban pocket where neighborhood occupancy trends in the top quartile nationally, supporting income durability. Elevated ownership costs relative to income sustain renter reliance on multifamily, while rent levels remain broadly manageable for local households—constructive for renewals and lease stability. Based on commercial real estate analysis from WDSuite, the surrounding neighborhood’s A rating and competitive metro standing point to steady renter demand.
Built in 1978, the asset is older than nearby stock on average, creating potential value‑add upside through targeted renovations and system updates. Demographic data aggregated within a 3‑mile radius indicates ongoing population and household growth, which expands the tenant base and supports occupancy through the next cycle.
- Occupancy strength in a nationally top‑quartile neighborhood supports consistent leasing and income stability.
- Elevated local ownership costs reinforce renter demand, aiding pricing power and renewals.
- 1978 vintage offers value‑add potential via unit and building system upgrades to improve competitiveness.
- 3‑mile demographics point to a growing renter pool that can support occupancy and lease‑up.
- Risks: older systems may require capex; amenity density is mixed; safety sits below the national median, warranting standard asset management protocols.