| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Poor |
| Demographics | 35th | Fair |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1720 Ellis Lake Dr, Marysville, CA, 95901, US |
| Region / Metro | Marysville |
| Year of Construction | 2005 |
| Units | 108 |
| Transaction Date | 2005-01-26 |
| Transaction Price | $165,000 |
| Buyer | TM VILLAS LLC |
| Seller | HIGHMARK LAND VILLAS LLC |
1720 Ellis Lake Dr Marysville Multifamily Investment
Stabilized renter demand and an A+ neighborhood rating position this 108-unit asset to compete well against older local stock, according to WDSuite’s CRE market data. Newer construction relative to nearby properties supports operations while offering selective value-add levers.
The property sits in an Inner Suburb neighborhood rated A+ and ranked 2 out of 56 in the Yuba City metro — competitive among metro peers with broad-based amenity access. Daily-needs convenience is a strength, with grocery, restaurant, pharmacy, and park access measuring well above national medians, supporting resident retention and leasing velocity.
Neighborhood housing stock skews older (average vintage 1949), while this asset was built in 2005. The newer vintage can enhance competitive positioning versus legacy product and may temper near-term capital expenditures, though investors should still plan for system updates and modernizations as part of routine asset management.
Renter-occupied share is elevated at the neighborhood level (around two-thirds of housing units are renter-occupied), indicating a deep tenant base and reinforcing demand for multifamily. Within a 3-mile radius, population and household counts have grown in recent years with additional household growth projected, expanding the renter pool and supporting occupancy stability.
Ownership remains a high-cost path relative to local incomes (value-to-income metrics benchmark high nationally), which tends to sustain reliance on rentals and can support pricing power for well-maintained product. Median school ratings in the area are above national midpoints, adding to overall livability for a broad resident profile.
Safety indicators for the neighborhood compare favorably in context. Based on WDSuite’s data, the area ranks 6 out of 56 among Yuba City metro neighborhoods — competitive locally — and benchmarks above national medians, with violent and property offense measures in the top quartile nationally. Recent trends point to improving violent-offense rates year over year, which supports leasing confidence without overstating block-level conditions.
As with any urban-suburban location, investors should underwrite standard security and lighting enhancements and review recent incident trends as part of due diligence, keeping comparisons at the neighborhood level rather than individual blocks.
Regional employers within commuting range help support renter demand, particularly among workforce households with stable, mid-skill roles. The tenant base here can draw from corporate offices and distribution operations listed below.
- Xerox State Healthcare — healthcare services (39.0 miles)
- Cardinal Health — healthcare distribution (39.2 miles)
- International Paper — paper & packaging (40.6 miles)
- Intel Folsom FM5 — semiconductor offices (42.0 miles)
- DISH Network Distribution Center — distribution & logistics (44.5 miles)
Built in 2005, this 108-unit property offers a meaningful age advantage over the neighborhood’s predominantly mid-century stock, supporting competitive positioning and manageable near-term capex planning. The neighborhood carries an A+ rating and ranks near the top of the Yuba City metro, with strong amenity access and a renter-occupied housing share that signals durable tenant depth. According to CRE market data from WDSuite, neighborhood occupancy patterns and high ownership cost ratios relative to incomes suggest steady renter reliance on multifamily, while rent-to-income levels near the 30% range call for disciplined lease management.
Within a 3-mile radius, recent growth in population and households and additional projected household gains point to a larger renter pool over the medium term, supporting leasing and renewal prospects. Investors can pursue light value-add and operational improvements to capture demand from residents seeking well-located, updated units near everyday amenities.
- 2005 vintage outcompetes older neighborhood stock; supports near-term operational stability
- A+ neighborhood (2 of 56 in metro) with strong daily-needs amenities aids retention
- Elevated renter-occupied share and expanding 3-mile household base deepen tenant demand
- Risk: rent-to-income near 30% and modest neighborhood softening warrant prudent pricing and renewal strategies