| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Poor |
| Demographics | 35th | Fair |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1515 Ellis Lake Dr, Marysville, CA, 95901, US |
| Region / Metro | Marysville |
| Year of Construction | 1987 |
| Units | 30 |
| Transaction Date | 2002-06-20 |
| Transaction Price | $985,000 |
| Buyer | PIONEER REAL ESTATE SALES & DEVELOPMENT |
| Seller | DEMATTEI GAETANO |
1515 Ellis Lake Dr Marysville 30‑Unit Multifamily Opportunity
Neighborhood occupancy and a deep renter base point to durable demand, according to WDSuite’s CRE market data, supporting steady performance potential for a 30‑unit asset near core amenities.
Amenity access is a clear strength: this neighborhood ranks 2 out of 56 within the Yuba City, CA metro for overall amenities, with groceries, restaurants, pharmacies, parks, cafes, and childcare concentrations that are competitive locally and top quartile nationally. For investors, this mix supports day‑to‑day convenience and tends to reinforce leasing velocity and retention.
Multifamily fundamentals are balanced. Neighborhood occupancy trends sit around the low‑90% range (ranked 40 of 56), suggesting stable but not tight conditions relative to the metro. Rents remain relatively accessible versus national levels while local amenity density can help sustain pricing power at the property level.
Tenure patterns indicate a deep renter pool: roughly two‑thirds of housing units are renter‑occupied (ranked 6 of 56; high national percentile). That renter concentration typically supports steady absorption and a broader applicant funnel for mid‑scale properties.
Within a 3‑mile radius, recent years show population growth with additional modest gains projected, while households are expected to increase faster. That shift implies smaller household sizes and an expanding tenant base, which can support occupancy stability and ongoing demand for rental units. Home values are elevated relative to local incomes (high national percentile for value‑to‑income), which in practice sustains renter reliance on multifamily housing and can aid lease retention.
The average neighborhood building stock skews older, but the subject’s 1987 construction is newer than the local norm (average vintage 1949). For investors, that typically means fewer near‑term system replacements than pre‑1960s assets and potential to create value through targeted interior and common‑area updates rather than heavy capital programs.
Safety signals are mixed and should be evaluated alongside property‑level controls. Within the Yuba City, CA metro, the neighborhood’s crime ranking is 6 out of 56, indicating higher incident levels than many nearby areas. At a national scale, however, WDSuite’s data places the area above the median safety percentile, with violent and property offense measures tracking in stronger national percentiles.
Trendwise, recent year‑over‑year indicators show declines in violent incidents, which is constructive, while property‑related activity warrants continued monitoring and prudent security practices. Investors should factor these dynamics into underwriting via insurance assumptions, lighting and access controls, and resident screening.
Regional employers within commuting distance help diversify the renter base, particularly for residents willing to commute to the Greater Sacramento corridor. The following nearby corporate operations contribute to employment depth relevant to workforce renters noted above.
- Xerox State Healthcare — healthcare services (38.8 miles)
- Cardinal Health — healthcare distribution (39.0 miles)
- International Paper — paper & packaging (40.4 miles)
- Intel Folsom FM5 — semiconductor offices (41.9 miles)
- DISH Network Distribution Center — logistics & distribution (44.3 miles)
1515 Ellis Lake Dr presents a 30‑unit, 1987‑vintage asset positioned near one of the metro’s strongest amenity clusters. The neighborhood shows renter concentration well above the metro median and occupancy in the low‑90% range, pointing to a broad tenant base and generally steady leasing. Elevated ownership costs relative to income levels bolster reliance on rentals, supporting demand durability and pricing discipline. Based on commercial real estate analysis from WDSuite, local amenity depth and a newer‑than‑average vintage create a practical platform for light value‑add and operational improvements.
Forward‑looking demographics within a 3‑mile radius indicate continued population gains and faster household growth, implying more renters entering the market and smaller household sizes — tailwinds for absorption and retention. Risks include affordability pressure for some cohorts and a metro‑relative crime rank that warrants proactive property management and insurance planning.
- Amenity‑rich location (ranked 2 of 56) supports leasing velocity and retention.
- Deep renter base with above‑median occupancy provides demand depth and stability.
- 1987 construction offers competitive positioning versus older local stock with targeted value‑add upside.
- Elevated ownership costs reinforce rental demand and pricing discipline.
- Risks: affordability pressure and higher‑than‑metro‑average incident rates call for diligent operations and underwriting.