| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 49th | Fair |
| Amenities | 52nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 32 E Main St, Winters, CA, 95694, US |
| Region / Metro | Winters |
| Year of Construction | 1989 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
32 E Main Street Winters CA Multifamily Investment
This 32-unit property built in 1989 is positioned in a neighborhood with 96.8% occupancy and strong household income fundamentals, according to CRE market data from WDSuite.
The property sits in a suburban Winters neighborhood that ranks in the top quartile nationally for occupancy at 96.8%, reflecting strong rental demand fundamentals. Median household income of $134,817 places this area in the 90th percentile nationally, while contract rents at $1,740 median demonstrate pricing power relative to regional markets.
Built in 1989, this property aligns with the neighborhood's average construction year of 1967, positioning it as relatively newer stock that may require less immediate capital expenditure than older area buildings. The local housing market shows 28.3% of units are renter-occupied, providing a stable tenant base while elevated home values at $607,222 median support rental demand by keeping ownership costs high relative to renting options.
Demographics within a 3-mile radius show population growth of 2.5% over five years, with households increasing 4.6% and forecast data indicating continued expansion. The area maintains strong grocery store density at 1.55 per square mile and restaurant access at 4.27 per square mile, supporting tenant retention through convenient amenities.
Property crime rates in the neighborhood rank 213th among 561 metro neighborhoods, placing it above the median for the Sacramento region. The estimated property offense rate of 207.7 per 100,000 residents corresponds to the 55th percentile nationally, indicating moderate safety conditions relative to comparable neighborhoods nationwide.
Violent crime rates show similar patterns, with the neighborhood ranking 210th of 561 in the metro area. While recent trends show increases in both property and violent offense rates, the absolute levels remain competitive within the regional context for multifamily investment consideration.
The Sacramento metro area provides access to diversified corporate employers within reasonable commuting distance, supporting workforce housing demand for the property's tenant base.
- Xerox State Healthcare — healthcare services (22.5 miles)
- International Paper — manufacturing (23.3 miles)
- Cardinal Health — healthcare distribution (27.7 miles)
- DISH Network Distribution Center — telecommunications (31.4 miles)
- Intel Folsom FM5 — technology (44.1 miles)
This 32-unit property benefits from neighborhood-level occupancy of 96.8% and household income levels in the 90th percentile nationally, creating a foundation for stable cash flows and tenant retention. The 1989 construction year positions the asset as newer than the neighborhood average, potentially reducing near-term capital expenditure needs while maintaining competitive positioning. Population growth of 2.5% and household expansion of 4.6% within the 3-mile radius indicate expanding renter demand, supported by elevated home values that reinforce rental market participation.
Multifamily property research indicates rent-to-income ratios remain manageable at 0.12, suggesting pricing power sustainability while demographic projections show continued household formation through 2028. The suburban location provides access to Sacramento metro employment while maintaining lower density characteristics that appeal to family renters.
- Top quartile occupancy performance at neighborhood level supports cash flow stability
- Household income in 90th percentile nationally indicates strong tenant quality
- 1989 vintage newer than area average, reducing immediate capex requirements
- Population and household growth trends support expanding renter demand
- Monitor school ratings at 2.0 average and crime trend increases for tenant retention impact