| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Poor |
| Demographics | 35th | Fair |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 815 C St, Marysville, CA, 95901, US |
| Region / Metro | Marysville |
| Year of Construction | 1977 |
| Units | 35 |
| Transaction Date | 2019-02-22 |
| Transaction Price | $2,625,000 |
| Buyer | 815 C STREET LLC |
| Seller | BRAYTON GARY |
815 C St Marysville Multifamily Investment
Positioned in an amenity-rich inner suburb with a deep renter base, the neighborhood shows steady occupancy and strong daily-needs access, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb location within the Yuba City, CA metro, where the neighborhood ranks 2 out of 56 with an A+ overall rating. Daily-needs access is a clear strength: grocery, restaurant, and pharmacy availability test in the upper tiers nationally, supporting resident convenience and lease retention.
Neighborhood occupancy is reported at 92.0% (neighborhood-level measure), placing conditions around the national middle and indicating stable demand. Renter concentration is high, with 68.3% of housing units renter-occupied, which suggests depth in the tenant base for multifamily.
Within a 3-mile radius, demographics point to a larger tenant pool: population expanded roughly 16% over the last five years, households grew around 10%, and both are projected to continue rising through 2028. This trend supports leasing velocity and occupancy stability for well-positioned assets.
Home values in the neighborhood are elevated relative to local incomes (high value-to-income ratio), which typically reinforces reliance on rental housing and can underpin pricing power. Vintage also matters: built in 1977, the asset is newer than much of the surrounding housing stock (neighborhood average construction year is 1949), providing a relative competitive edge versus older properties while still warranting targeted system updates or value-add improvements.
Safety signals are mixed in a way investors should contextualize. Compared with neighborhoods nationwide, the area scores in the stronger ranges (violent and property offense measures are in the top quartile nationally). Relative to the Yuba City, CA metro, however, the neighborhood ranks 6 out of 56 on crime (a lower rank indicates higher crime within the metro), suggesting investors should budget for standard property-level safety measures and active management.
Recent trends are directionally noteworthy: violent offense estimates declined sharply year over year, while property offenses increased over the same period. Monitoring these trajectories helps inform security planning and operating assumptions without over-relying on short-term fluctuations.
Regional employment anchors within commuting distance support renter demand, led by healthcare, distribution, advanced materials, and technology offices noted below.
- Xerox State Healthcare — healthcare services (38.3 miles)
- Cardinal Health — healthcare distribution (38.4 miles)
- International Paper — paper & packaging (39.9 miles)
- Intel Folsom FM5 — semiconductor offices (41.3 miles)
- DISH Network Distribution Center — distribution (43.7 miles)
815 C St offers a pragmatic multifamily thesis built on a high-ranking Inner Suburb location with strong daily-needs access and a deep renter pool. Neighborhood occupancy is about mid-national, while a 3-mile radius shows recent population and household growth, indicating a larger tenant base that can support leasing stability. According to CRE market data from WDSuite, the neighborhood’s renter-occupied share is elevated, which typically supports demand depth and reduces exposure to volatile lease-up cycles.
The 1977 vintage is relatively newer than much of the nearby housing stock, offering a competitive positioning edge versus older assets while leaving room for targeted renovations and system upgrades to drive rent-quality alignment. Elevated ownership costs locally tend to reinforce reliance on multifamily housing, supporting retention and pricing discipline when managed alongside rent-to-income affordability considerations.
- A+ neighborhood (2 of 56 in the metro) with strong amenity access that supports renter appeal and retention.
- Mid-national occupancy at the neighborhood level and growing 3-mile population/households support demand and leasing stability.
- 1977 vintage is newer than much of the area’s housing, enabling value-add positioning versus older comparables.
- High-cost ownership context tends to sustain rental demand and can support pricing power with disciplined lease management.
- Key risks: crime ranks higher than many metro peers; affordability pressure (rent-to-income) and capex for an older asset require proactive management.