| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 50th | Fair |
| Amenities | 17th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20420 Rafferty Ct, Soulsbyville, CA, 95372, US |
| Region / Metro | Soulsbyville |
| Year of Construction | 1999 |
| Units | 25 |
| Transaction Date | 2007-11-30 |
| Transaction Price | $5,650,000 |
| Buyer | Sonora Memory Care (Lifestyles) |
| Seller | Thompson Michael D & Jennifer J |
20420 Rafferty Ct Soulsbyville Multifamily Investment
1999 construction offers a newer vintage relative to nearby stock, supporting leasing competitiveness in an owner-tilted area; elevated ownership costs in the Sonora metro reinforce steady renter demand, according to WDSuite’s CRE market data.
This suburban pocket of Soulsbyville sits in the Sonora, CA metro and skews owner-occupied, with a smaller share of renter-occupied housing units at the neighborhood level. For multifamily investors, that typically means a more selective but durable tenant base and less direct competition from large rental clusters. Neighborhood occupancy is competitive among Sonora’s 26 metro neighborhoods (top quartile locally) but closer to average versus national peers, suggesting stable performance with measured pricing power rather than outsized growth.
The property’s 1999 vintage is newer than the neighborhood’s typical construction year (1980). That positioning can reduce near-term capital needs relative to older assets and helps the asset compete on features and systems; investors should still underwrite modernization of aging mechanicals and common areas as part of a value-preservation or light value-add plan.
Local amenities are modest: cafes, groceries, parks, and pharmacies are limited within the immediate neighborhood, while basic services and restaurants register below dense urban benchmarks. Average school ratings track near the national midpoint, which aligns with solid but not standout family appeal. These dynamics point to a practical, needs-based renter profile rather than lifestyle-driven demand.
Within a 3-mile radius, demographics indicate steady population and household growth and smaller average household sizes over time, supporting gradual renter pool expansion and occupancy stability. Median household incomes have risen, while rent levels remain manageable relative to incomes, which can aid retention and reduce turnover risk. Elevated home values relative to incomes at the neighborhood level signal a high-cost ownership market, a backdrop that typically sustains multifamily demand even in slower-growth submarkets, based on CRE market data from WDSuite.
Safety conditions are comparatively favorable within the Sonora metro, with the neighborhood ranking in the better-performing group among 26 metro neighborhoods. However, when benchmarked nationally, safety indicators are closer to the middle of the pack, and recent year-over-year trends show some uptick in both property and violent offenses. Investors should underwrite standard security measures and ensure operating practices (lighting, access control, resident screening) reflect these mixed signals.
The 25-unit asset at 20420 Rafferty Ct benefits from a newer 1999 vintage relative to the neighborhood’s older stock and from a market context where ownership is comparatively expensive. This combination supports a stable tenant base and measured pricing power, while neighborhood occupancy sits above the metro median and closer to national midrange, according to CRE market data from WDSuite.
Investor considerations include modest amenity density and average school scores, which skew demand toward workforce renters and value-conscious households. Underwriting should also account for standard capital planning for a late-1990s asset and monitor crime trends that have ticked up recently, even as the area remains competitive within the metro.
- Newer 1999 vintage vs. older neighborhood stock supports leasing competitiveness and lighter near-term capex.
- Owner-tilted area with elevated home values sustains multifamily demand and aids retention.
- Neighborhood occupancy is competitive within the Sonora metro, supporting stable cash flow expectations.
- Rents remain manageable relative to incomes in the 3-mile area, reducing affordability pressure and turnover risk.
- Risks: limited amenity density and recent crime upticks warrant prudent security and conservative growth assumptions.