| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Fair |
| Demographics | 16th | Poor |
| Amenities | 25th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2357 N Beale Rd, Marysville, CA, 95901, US |
| Region / Metro | Marysville |
| Year of Construction | 1979 |
| Units | 88 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2357 N Beale Rd Marysville Multifamily Investment
Neighborhood occupancy is exceptionally tight with strong renter concentration, supporting stable leasing fundamentals around the asset, according to WDSuite’s CRE market data. With a high value-to-income environment locally, renters tend to rely on multifamily housing, reinforcing demand durability.
Livability indicators point to day-to-day convenience rather than destination amenities. Grocery access ranks above the metro median and sits in a strong national percentile, while restaurant density is top quartile among 56 Yuba City metro neighborhoods. In contrast, parks, pharmacies, cafes, and childcare options are sparse in this immediate area, which may affect walkable lifestyle appeal but does not preclude drive-to convenience.
For multifamily investors, the most consequential signal is market tightness: the neighborhood s occupancy is very high and has strengthened over the past five years. This supports expectations for leasing stability at the neighborhood level, not necessarily at the property, and suggests resilience across typical cycles based on CRE market data from WDSuite.
Tenure patterns indicate depth in the renter pool: a large share of housing units in the neighborhood are renter-occupied, reinforcing demand for multifamily units and helping stabilize occupancy. At the same time, median home values paired with a high value-to-income ratio point to a high-cost ownership market relative to local incomes, which tends to keep households in rental housing longer and can aid lease retention.
Within a 3-mile radius, population and households have grown in recent years and are projected to continue expanding through 2028, implying a larger tenant base ahead. Household income distributions also show an increasing middle- to upper-income presence in the forecast period, which can support rent growth while requiring attentive lease management to balance affordability and retention.
Schools in the neighborhood benchmark below national peers on average ratings, which may temper appeal for some family renters; however, larger household sizes in the 3-mile radius and strong grocery access still support everyday livability for workforce households.
Neighborhood-level crime estimates are not available in WDSuite for this location, so comparative safety conclusions cannot be drawn here. Investors typically supplement with city and county reporting and insurer/lender datasets to benchmark trends against the Yuba City metro and California statewide context.
Regional employment nodes across Greater Sacramento/Yuba City help underpin renter demand through commute-accessible jobs in healthcare distribution, technology, manufacturing, and logistics. Nearby anchors include Cardinal Health, Xerox State Healthcare, Intel Folsom FM5, International Paper, and a DISH Network distribution facility.
- Cardinal Health healthcare distribution (36.9 miles)
- Xerox State Healthcare healthcare/IT services (37.2 miles)
- Intel Folsom FM5 technology/design center (38.7 miles)
- International Paper manufacturing (38.8 miles)
- DISH Network Distribution Center logistics (42.0 miles)
Constructed in 1979 with 88 units, the asset offers scale in a neighborhood exhibiting very tight occupancy and a high share of renter-occupied housing units. These dynamics point to a durable tenant base and support for lease-up and retention. The property s vintage suggests scope for targeted capital improvements, positioning the asset to compete effectively against older local stock (average neighborhood construction year is earlier), while capturing value-add upside through unit and system modernization as appropriate.
Within a 3-mile radius, population and households are projected to grow meaningfully by 2028, expanding the renter pool and supporting occupancy stability. Median home values relative to incomes create a high-cost ownership market, which can sustain multifamily demand. According to CRE market data from WDSuite, neighborhood restaurant and grocery access compare favorably metro-wide, though limited nearby parks and pharmacy options and lower average school ratings are considerations for family-oriented renters.
- Tight neighborhood occupancy and high renter-occupied share support demand and leasing stability
- 1979 vintage enables value-add through selective renovations and systems upgrades
- 3-mile radius growth in population and households expands the tenant base through 2028
- High-cost ownership market reinforces renter reliance on multifamily housing
- Risks: limited nearby parks/pharmacies and below-average school ratings may temper appeal for some households