| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 21st | Poor |
| Amenities | 56th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 230 E 18th St, Marysville, CA, 95901, US |
| Region / Metro | Marysville |
| Year of Construction | 1974 |
| Units | 77 |
| Transaction Date | 2016-05-24 |
| Transaction Price | $3,292,000 |
| Buyer | RLVERS BEND YUBA LP |
| Seller | GP SAMPSON LIMITED PARTNERSHIP |
230 E 18th St Marysville Multifamily Investment
Neighborhood occupancy is steady around the mid-90s, supporting income durability at this 77-unit asset, according to CRE market data from WDSuite. The area’s renter base and everyday amenities provide practical leasing fundamentals rather than speculative upside.
This Inner Suburb neighborhood in Marysville rates B+ and ranks 18 out of 56 in the Yuba City metro, indicating competitive positioning versus other nearby neighborhoods. Neighborhood occupancy is measured at 94.3%, a level that tends to support stable operations when paired with a broad tenant base.
Amenity access is a relative strength: grocery options rank 3 of 56 locally and test in the top quartile nationally, with parks and cafes also landing in top-quartile national percentiles. These daily-needs amenities help underpin leasing and retention, particularly for workforce renters seeking convenience.
The property’s 1974 construction is newer than the neighborhood’s average vintage (1961). That positioning can be competitive against older stock, while investors should still underwrite modernization of aging systems or targeted renovations to improve unit appeal and capture rent premiums.
Within a 3-mile radius, demographics show population growth over the last period and a projected near-term increase in households alongside a modest decline in average household size. This combination typically expands the renter pool and supports occupancy stability as more, smaller households seek rental options.
Tenure patterns matter for demand: within 3 miles, an estimated 60.6% of housing units are renter-occupied, indicating deep multifamily demand potential and a broader tenant base for lease-up and renewals. Median home values in the neighborhood are elevated relative to local incomes (high national percentile on value-to-income), which often sustains reliance on multifamily housing and can aid pricing power without overextending affordability.
Neighborhood rent-to-income tests on the lower side nationally, suggesting manageable affordability pressure that can support lease retention and disciplined rent steps. School ratings trend below national averages, which may narrow appeal for some family renters and should be reflected in marketing and amenity strategy rather than assumed away in underwriting.
Comparable, property-level crime metrics are not available in WDSuite for this neighborhood. Investors commonly benchmark neighborhood conditions against city and metro trends and incorporate on-the-ground observations. Given limited quantified data here, a prudent approach is to compare police blotter trends and resident feedback with regional norms before setting renewal and marketing assumptions.
Regional employment anchors within commuting reach help diversify renter demand, led by healthcare, logistics, manufacturing, and technology employers that broaden the workforce renter base.
- Xerox State Healthcare — healthcare services (39.1 miles)
- Cardinal Health — healthcare distribution (39.1 miles)
- International Paper — packaging & manufacturing (40.7 miles)
- Intel Folsom FM5 — technology offices (41.8 miles)
- DISH Network Distribution Center — logistics & distribution (44.4 miles)
This 77-unit asset built in 1974 offers a balanced value-add profile: it is newer than the neighborhood’s older housing stock yet likely benefits from targeted system upgrades and interior renovations. Neighborhood fundamentals point to steady renter demand, with occupancy near the mid-90s and a deep renter pool within a 3-mile radius. According to CRE market data from WDSuite, amenity access for groceries, parks, and cafes ranks competitively in the metro and tests well nationally, supporting retention.
Looking ahead, population growth and a projected increase in households within 3 miles suggest a larger tenant base, while a modest decline in household size often supports demand for multifamily units. Elevated ownership costs relative to incomes in the neighborhood reinforce reliance on rentals, and rent-to-income levels suggest room for disciplined rent steps. Key watch items include below-average school ratings and the need to budget for aging systems typical of 1970s construction.
- Competitive neighborhood rank and stable occupancy support income consistency.
- 1974 vintage presents renovation and operational upside versus older local stock.
- Strong everyday-amenity access aids tenant retention and leasing velocity.
- 3-mile renter concentration and projected household growth expand the tenant base.
- Risks: below-average school ratings and capex for aging systems warrant conservative underwriting.