| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 32nd | Fair |
| Amenities | 41st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 665 Queens Ave, Yuba City, CA, 95991, US |
| Region / Metro | Yuba City |
| Year of Construction | 1975 |
| Units | 80 |
| Transaction Date | 2000-12-01 |
| Transaction Price | $612,500 |
| Buyer | PARK TERRACE APARTMENTS LP |
| Seller | QUEEN ANN INVESTMENT COMPANY |
665 Queens Ave, Yuba City CA Multifamily Investment
Neighborhood occupancy is competitive in the Yuba City metro and renter concentration is solid, pointing to durable tenant demand, according to WDSuite’s CRE market data. Elevated ownership costs locally further support leasing stability for well-managed assets.
Positioned in an inner-suburban pocket of Yuba City, the neighborhood scores A- overall and shows renter-friendly fundamentals. Neighborhood occupancy ranks competitively among 56 metro neighborhoods and sits in the top quartile nationally, supporting steady lease-up and retention for stabilized multifamily.
Renter-occupied housing accounts for a majority of local units, indicating a deeper tenant base and demand stability for workforce-oriented product. Median contract rents are mid-market by national comparison with measured growth over the past five years, suggesting pricing power without overextension.
Within a 3-mile radius, population and household counts have risen and are projected to continue growing, expanding the renter pool and supporting occupancy over the medium term. The average household size is edging lower in the forecast, which can translate into more households seeking apartment housing and consistent absorption.
Daily convenience is a relative strength: grocery access is strong by national percentile, and cafes are more prevalent than in many peer neighborhoods. By contrast, public park and pharmacy counts are limited, and average school ratings trail national norms, factors to weigh in marketing and amenity programming. Home values rank high nationally and the value-to-income ratio is elevated, a high-cost ownership backdrop that tends to reinforce multifamily reliance and lease retention.
Safety indicators are mixed and should be evaluated comparatively rather than block-by-block. The neighborhood’s crime rank sits on the less favorable side among 56 metro neighborhoods, while national positioning is around the middle of the pack.
Trend data is constructive: both property and violent offense rates have declined year over year, and the pace of improvement outperforms many neighborhoods nationwide. For investors, this directional improvement can aid leasing and renewal conversations, though prudent security design and resident engagement remain part of operational planning.
Regional employers within commuting distance help underpin renter demand for workforce housing and can support renewal rates when combined with local conveniences. Notable nearby employers span healthcare services, distribution, manufacturing, and technology.
- Xerox State Healthcare — healthcare services (39.1 miles)
- Cardinal Health — distribution & healthcare logistics (39.5 miles)
- International Paper — manufacturing & packaging (40.7 miles)
- Intel Folsom FM5 — technology & engineering offices (43.0 miles)
This 80-unit asset benefits from neighborhood occupancy that is competitive within the Yuba City metro and top quartile nationally, paired with a majority renter-occupied housing mix that supports demand depth. Elevated home values and a high value-to-income landscape point to a high-cost ownership market, which can sustain rental reliance and bolster retention for well-operated communities.
Within a 3-mile radius, recent population and household growth—and forecasts for continued increases—indicate a larger tenant base ahead, supporting occupancy stability and measured rent growth. Median contract rents sit in the middle of the national distribution with steady five-year gains, providing room for disciplined revenue management, based on commercial real estate analysis from WDSuite.
- Competitive neighborhood occupancy and top-quartile national positioning support stable leasing
- Majority renter-occupied housing base indicates depth of tenant demand
- High-cost ownership market reinforces rental demand and retention potential
- 3-mile radius shows population and household growth, expanding the renter pool
- Risks: lower average school ratings, limited parks/pharmacies, and crime that, while improving, remains a consideration