| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Best |
| Demographics | 44th | Fair |
| Amenities | 67th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 420 Greenley Rd, Sonora, CA, 95370, US |
| Region / Metro | Sonora |
| Year of Construction | 1979 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
420 Greenley Rd Sonora Multifamily Investment Opportunity
Neighborhood data points to a high renter-occupied share that supports depth of the tenant base amid a high-cost ownership market, according to WDSuite’s CRE market data. Focus for investors is steady leasing and retention rather than outsized rent growth.
The property sits in a suburban Sonora neighborhood rated A and ranked 4 out of 26 locally, indicating competitive positioning among metro peers. Neighborhood occupancy is in the lower national range, so execution on leasing and renewals matters, but a high concentration of renter-occupied units (neighborhood metric) helps sustain demand for multifamily product.
Amenities are comparatively strong for a small metro: park and cafe density land around the top quartile nationally, with restaurants above the national midpoint. Day-to-day services like groceries and pharmacies are present at levels near or above national medians, supporting resident convenience and potential lease retention.
Home values sit well above the national median and the neighborhood’s value-to-income ratio is among the highest nationally, signaling a high-cost ownership market. For investors, that context tends to reinforce renter reliance on multifamily housing and can support pricing power when paired with prudent lease management.
Rents at the neighborhood level benchmark in the lower national half, while the share of renter-occupied housing is high by national standards. Within a 3-mile radius, recent years show a slight population dip but a modest increase in households, and forward-looking projections point to population growth and a sizable increase in households by 2028—an outlook that expands the prospective renter pool and supports occupancy stability.
Schools rate below average on neighborhood measures, which may temper appeal for family-focused tenants; however, smaller average household sizes and an aging population mix within 3 miles can align with demand for well-managed, right-sized units.
Neighborhood safety indicators track near the metro average (crime rank 14 out of 26), with national comparisons around the midpoint. Importantly, both violent and property offense estimates show recent year-over-year declines, suggesting improving conditions versus the prior year.
For investors, the takeaway is that safety metrics are not a standout advantage today, but the direction of change has been favorable. Monitoring trend persistence alongside leasing performance provides a practical risk check.
Built in 1979, the asset is newer than much of the surrounding housing stock and can compete against older product, while still benefiting from selective modernization to enhance rentability and operating efficiency. The neighborhood’s high renter concentration and elevated ownership costs support depth of demand, even as neighborhood occupancy trends sit below national medians—placing a premium on management and leasing execution. According to CRE market data from WDSuite, the local rent context remains moderate, which can aid retention while leaving room for value-add strategies focused on finishes, amenities, and energy-efficiency upgrades.
Within a 3-mile radius, projections point to population growth and a notable increase in households through 2028, expanding the tenant base and supporting occupancy stability. Amenity access is solid for a small market, which can bolster renewal rates, though below-average school ratings and soft neighborhood occupancy warrant conservative underwriting.
- 1979 vintage offers competitive positioning versus older neighborhood stock, with targeted renovations to capture value-add upside.
- High renter-occupied share and elevated ownership costs reinforce sustained multifamily demand and potential pricing power.
- Moderate neighborhood rent levels can support lease retention while enabling renovation-driven rent premiums.
- 3-mile forecasts show population and household growth, expanding the tenant pool and underpinning occupancy.
- Risks: below-median neighborhood occupancy and low school ratings call for disciplined leasing, marketing, and conservative underwriting.