| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 57th | Best |
| Amenities | 41st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1572 Heather Dr, Yuba City, CA, 95993, US |
| Region / Metro | Yuba City |
| Year of Construction | 1978 |
| Units | 34 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1572 Heather Dr, Yuba City CA Multifamily Investment
Neighborhood occupancy is exceptionally tight and renter concentration is in the mid-40s, supporting demand durability according to WDSuite’s CRE market data.
This inner-suburban location in Yuba City carries an A neighborhood rating and ranks 4th out of 56 metro neighborhoods — a top-quartile position locally. According to CRE market data from WDSuite, neighborhood occupancy sits in the top decile nationally, indicating steady lease-up and low turnover risk versus many U.S. submarkets. The area’s renter-occupied share is in the low-to-mid 40% range, signaling a meaningful tenant base for a 34-unit property.
The property’s 1978 vintage is slightly older than the neighborhood’s average construction year (early 1980s). Investors should plan for capital improvements and selective renovations to keep units competitive; this can also present value-add potential if interior upgrades, systems replacements, or amenity refreshes are executed against local rent ceilings.
Within a 3-mile radius, demographics point to a gradually expanding renter pool. Population and households have grown in recent years, with forecasts calling for additional population growth and a notable increase in households by the mid-term, which supports multifamily demand via a larger tenant base and smaller average household sizes. Median household incomes have trended higher, while neighborhood rent-to-income levels remain manageable, aiding retention and lease stability even as rents continue to normalize.
Local livability reflects practical conveniences over destination retail: restaurants score well relative to national peers, and there is strong access to childcare and pharmacies. Cafes, grocery options, and parks are thinner within the immediate neighborhood, which places a premium on in-unit features and on-site management for resident satisfaction. Elevated home values relative to incomes at the neighborhood level reinforce reliance on rental housing, which can underpin occupancy continuity.
Safety outcomes in this neighborhood are mixed relative to broader benchmarks. Compared with U.S. neighborhoods, the area sits below the national median for property crime but has shown a meaningful year-over-year improvement, while violent crime indicators track near the national middle. Within the Yuba City metro, safety ranks indicate the area is weaker than many peer neighborhoods, so investors should underwrite to prudent security measures and resident experience programs, while recognizing that recent property crime trends are moving in a favorable direction.
Regional employment centers within commuting range help support renter demand, particularly for residents tied to healthcare services, distribution, packaging, and technology. Notable employers include Xerox State Healthcare, Cardinal Health, International Paper, and Intel’s Folsom operations.
- Xerox State Healthcare — healthcare IT/services (38.9 miles)
- Cardinal Health — healthcare distribution (39.4 miles)
- International Paper — packaging and paper products (40.6 miles)
- Intel Folsom FM5 — semiconductors (43.3 miles)
1572 Heather Dr combines high neighborhood occupancy with a solid renter-occupied housing base, supporting income stability for a 34-unit asset. Based on CRE market data from WDSuite, the neighborhood ranks near the top locally and shows strong national standing for occupancy, while rent-to-income levels suggest manageable affordability pressure that can aid renewals. With 1978 construction, the asset may benefit from targeted value-add to enhance unit finishes, energy systems, and curb appeal, positioning it competitively against newer stock.
Within a 3-mile radius, population and household growth — alongside rising incomes and a forecasted expansion of households — point to a larger tenant base over the medium term. Elevated ownership costs at the neighborhood level reinforce steady reliance on multifamily rentals, while pragmatic local amenities favor well-managed properties with competitive in-place features. Investors should balance these fundamentals with thoughtful underwriting around operating efficiency and local safety programming.
- Occupancy strength and mid-40s renter-occupied share support durable demand and leasing stability.
- 1978 vintage offers value-add potential through unit upgrades and systems modernization.
- 3-mile demographic growth and rising incomes expand the tenant base and support rent resilience.
- Elevated ownership costs locally reinforce renter reliance on multifamily housing, aiding retention.
- Risks: local safety ranks below many metro peers; limited nearby amenities; neighborhood NOI per-unit trends are lower nationally, requiring disciplined operations.