| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Fair |
| Demographics | 44th | Fair |
| Amenities | 28th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11335 Columbia Village Dr, Sonora, CA, 95370, US |
| Region / Metro | Sonora |
| Year of Construction | 1998 |
| Units | 71 |
| Transaction Date | 2016-12-20 |
| Transaction Price | $2,450,000 |
| Buyer | OAK HILLS HOUSING LP |
| Seller | 80 COLUMBIA VILLAGE TOWNHOMES LP |
11335 Columbia Village Dr Sonora Multifamily Investment
Stabilized suburban fundamentals with newer 1998 vintage support durable leasing in a mostly owner-occupied pocket, according to WDSuite’s CRE market data. Neighborhood occupancy trends are competitive locally, and projected renter growth within 3 miles points to a deeper tenant base over the medium term.
This Sonora, California asset sits in a suburban neighborhood rated B that performs competitive among 26 Sonora neighborhoods on several operating drivers. Neighborhood occupancy is positioned in the competitive tier locally (ranked 10 of 26) but trails national norms (low national percentile), indicating room for operational upside via management and positioning. The submarket’s renter concentration is modest at the neighborhood level (share of housing units that are renter-occupied), yet the broader 3-mile area shows a larger renter presence and a projected increase, supporting demand depth for multifamily.
With a 1998 construction year against a neighborhood average vintage around 1980, the property is newer than nearby stock. That relative youth can enhance leasing competitiveness versus older comparables, though investors should still plan for targeted system updates and common-area refreshes to maintain positioning.
Livability drivers are mixed. Amenities and restaurants index around the metro middle, while parks are a relative bright spot (above many peers). Average school ratings in the neighborhood sit below national midpoints, which can matter for resident profiles, though it often aligns with workforce housing demand. Median contract rents at the neighborhood level are lower relative to many U.S. areas, and the rent-to-income ratio indicates manageable affordability pressure—factors that can support retention and reduce turnover volatility.
Home values in the neighborhood test higher versus much of the nation (upper national percentiles), signaling a higher-cost ownership environment that tends to sustain reliance on rental housing. For investors, this dynamic can underpin pricing power and lease stability, particularly as 3-mile demographics point to renter pool expansion.
Demographic statistics cited here are aggregated within a 3-mile radius. Recent years show net population growth alongside a modest rise in average household size, and forecasts indicate growth in both households and the 18–34 cohort over the next five years. Together, these trends translate to a larger tenant base and support for occupancy stability and future absorption.
Neighborhood safety trends are broadly in line with national averages overall, with the area ranking near the middle among 26 Sonora metro neighborhoods. Property-related incidents have moved downward over the last year, placing that decline in a stronger national tier, while violent incident trends ticked up and sit below favorable national percentiles. Investors should view this as a mixed but manageable risk profile, with emphasis on property-level security, lighting, and resident engagement to support retention.
As with all safety metrics, these figures reflect neighborhood-level comparisons and national percentiles rather than property-specific conditions, and trends can vary by block and over time.
The 71-unit, 1998-vintage property offers a relative age advantage versus much of the local stock, which can support leasing competitiveness and moderate near-term capex. Neighborhood occupancy ranks competitive within the Sonora metro, and the broader 3-mile area points to renter pool expansion and income growth—tailwinds for steady absorption and retention. Based on CRE market data from WDSuite, the neighborhood shows a higher-cost ownership backdrop, which typically sustains demand for multifamily housing and supports pricing discipline.
Livability is balanced: parks and everyday amenities are serviceable for a suburban location, while average school ratings trail national midpoints. NOI per unit typicals in the neighborhood trend lower on a national basis, so the clearest upside likely comes from disciplined operations and selective value-add, rather than outsized rent lifts alone.
- 1998 vintage is newer than nearby stock, supporting leasing competitiveness with measured capex planning.
- Competitive local occupancy and projected 3-mile renter growth reinforce demand and absorption potential.
- Higher-cost ownership environment supports renter reliance and pricing discipline over time.
- Operational upside via targeted renovations and management execution where neighborhood NOI levels trend lower nationally.
- Risks: below-average school ratings and mid-pack safety metrics warrant property-level mitigation and tenant experience focus.