| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 35th | Poor |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 404 W Cross St, Woodland, CA, 95695, US |
| Region / Metro | Woodland |
| Year of Construction | 1984 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
404 W Cross St Woodland Multifamily Investment
Stabilized renter demand and high neighborhood occupancy suggest durable cash flow potential, according to WDSuite’s CRE market data. This Woodland inner-suburban location supports day-to-day convenience while offering relative affordability for tenants within the Sacramento metro.
Situated in Woodland within the Sacramento–Roseville–Folsom metro, the neighborhood scores A- and ranks 125 out of 561 metro neighborhoods, placing it in the top quartile among metro peers. According to CRE market data from WDSuite, neighborhood occupancy is strong and above national norms, reinforcing leasing stability for multifamily assets.
Livability drivers are solid for renters: restaurants and cafes are abundant (both in the 90th+ national percentiles), with pharmacies and parks likewise scoring high nationally. Grocery access sits well above national averages, supporting daily convenience that typically aids retention and reduces marketing downtime between turns.
The property’s 1984 vintage is newer than the neighborhood’s older housing stock (average construction year 1966). That positioning can be competitive versus nearby legacy assets, though investors should plan for targeted system upgrades or modernization to preserve operating efficiency and renter appeal over the hold.
Tenure dynamics also support demand: the neighborhood shows a high share of renter-occupied housing units relative to owners, indicating a deep tenant base for multifamily. Within a 3-mile radius, recent trends show a slight dip in population alongside a modest increase in households; projections point to additional household growth over the next five years, which would expand the local renter pool and support occupancy stability. Elevated ownership costs relative to incomes at the neighborhood level tend to sustain reliance on rentals, while a moderate rent-to-income profile supports lease retention and measured pricing power.
Safety indicators are mixed. The neighborhood’s crime rank sits in the lower half of the Sacramento–Roseville–Folsom metro (458 out of 561), indicating crime occurs more frequently than in many metro peers. Nationally, safety percentiles are below the median; however, property offenses have improved with an estimated 10.1% year-over-year decrease, suggesting gradual stabilization. Investors should underwrite conservative security measures and monitor trends at the neighborhood—not block—level.
Commuting access to regional employers helps anchor renter demand, with proximity to distribution, healthcare, and corporate services that support workforce housing and lease retention.
- Xerox State Healthcare — healthcare services (13.7 miles)
- International Paper — packaging & paper (15.4 miles)
- Cardinal Health — medical distribution (18.5 miles)
- DISH Network Distribution Center — distribution & logistics (24.0 miles)
- Intel Folsom FM5 — semiconductor offices (33.8 miles)
404 W Cross St aligns with durable renter demand fundamentals in Woodland. High neighborhood occupancy and a renter-occupied housing concentration indicate a sizable tenant base and potential for steady collections. The 1984 construction is newer than much of the surrounding stock, offering a competitive edge against older assets while leaving room for selective value-add to enhance performance over the hold.
Based on CRE market data from WDSuite, amenity access is strong and supports lease retention, while elevated ownership costs locally tend to reinforce reliance on multifamily housing. Within a 3-mile radius, households are growing even as average household size edges down, and forward-looking projections indicate additional household gains—factors that can underpin occupancy stability and measured rent growth if operators manage affordability and renewals carefully.
- High neighborhood occupancy and deep renter-occupied housing base support leasing stability
- 1984 vintage newer than nearby stock, with targeted modernization offering value-add potential
- Strong amenity access (dining, groceries, pharmacies, parks) aids retention and absorption
- Household growth within 3 miles supports a larger tenant base and occupancy durability
- Risks: below-median safety and lower school ratings require underwriting for security and tenant mix