| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Fair |
| Demographics | 16th | Poor |
| Amenities | 25th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2273 N Beale Rd, Marysville, CA, 95901, US |
| Region / Metro | Marysville |
| Year of Construction | 1977 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2273 N Beale Rd Marysville Multifamily Demand Drivers
Neighborhood-level occupancy is exceptionally tight and renter concentration is high, pointing to durable tenant demand for well-managed multifamily, according to WDSuite’s CRE market data. These are neighborhood indicators, not property-specific performance, and they suggest a stable leasing backdrop with measured pricing power.
The property sits in an Inner Suburb pocket of Marysville within the Yuba City metro, where daily-needs access is a relative strength: grocery and restaurant density rank in the top quartile among 56 metro neighborhoods and trend above national averages, while café, park, and pharmacy counts are limited. This mix favors convenience for residents but may cap lifestyle appeal compared with amenity-rich urban submarkets.
Neighborhood occupancy ranks 1st of 56, with a top-tier national standing, signaling limited vacant stock at the neighborhood level rather than at the property. Renter-occupied housing accounts for a high share of units (top decile in the metro; high nationally), which supports a deeper tenant base and can aid leasing stability for multifamily operators.
Within a 3-mile radius, population and household counts have grown and are projected to continue rising through the mid-term, expanding the local renter pool. Forecasts indicate further gains in households and incomes, which can underpin absorption and support rent levels for professionally operated assets.
Home values in the neighborhood sit in the mid-nation range, but the value-to-income ratio ranks near the top of metro peers and high nationally. In investor terms, this is a high-cost ownership market relative to local incomes, which tends to sustain reliance on rental housing and can bolster lease retention. Median contract rents at the neighborhood level are comparatively low today, suggesting affordability headroom, though operators should manage rent-to-income carefully to balance pricing with retention.
Comparable crime statistics at the neighborhood level are not available in this dataset. Investors typically benchmark safety using city and county sources, police blotters, and multi-year trend reviews to understand directionality rather than a single-year snapshot.
Given the absence of ranked data, a prudent approach is to weigh observed leasing performance, resident feedback, and nearby institutional activity alongside broader Yuba County and Yuba City metro trends to contextualize security measures and operating assumptions.
Regional employment access is driven by distribution, healthcare services administration, paper products, and technology operations, supporting workforce renter demand and commute convenience for residents.
- Cardinal Health — healthcare services administration (37.0 miles)
- Xerox State Healthcare — healthcare IT/services (37.2 miles)
- International Paper — paper & packaging (38.7 miles)
- Intel Folsom FM5 — semiconductor offices (38.8 miles)
- DISH Network Distribution Center — distribution (42.0 miles)
Built in 1977, the asset is newer than the local average vintage and can compete against older stock; however, investors should plan for system upgrades and targeted renovations to enhance positioning. Neighborhood indicators point to a supportive backdrop: top-ranked occupancy and a high share of renter-occupied housing suggest a sizable tenant base and potential for steady lease-up, while grocery and restaurant access is strong for a suburban location. According to CRE market data from WDSuite, these are neighborhood-level signals that, paired with measured rent-to-income management, can underpin occupancy stability.
Within a 3-mile radius, population and households are expanding and forecast to grow further, indicating renter pool expansion that can aid absorption. At the same time, elevated ownership costs relative to income in the neighborhood reinforce reliance on multifamily housing, though limited school quality indicators and thinner lifestyle amenities (cafés, parks, pharmacies) warrant conservative underwriting and proactive resident retention strategies.
- Tight neighborhood occupancy and high renter concentration support leasing stability
- 1977 vintage offers value-add potential through system upgrades and modernization
- 3-mile population and household growth expand the tenant base
- Strong grocery/restaurant access enhances livability for workforce renters
- Risks: limited school quality metrics, thinner lifestyle amenities, and the need for capex on older systems