| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Poor |
| Demographics | 19th | Poor |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1887 7th Ave, Olivehurst, CA, 95961, US |
| Region / Metro | Olivehurst |
| Year of Construction | 1979 |
| Units | 44 |
| Transaction Date | 2024-07-12 |
| Transaction Price | $3,265,000 |
| Buyer | DHI OLIVE MANOR LP |
| Seller | CALIFORNIA AFFORDABLE HOUSING AGENCY |
1887 7th Ave Olivehurst Multifamily Investment
Stabilized renter demand in an inner-suburban location with top-quartile neighborhood positioning supports steady operations, according to WDSuite’s CRE market data.
Neighborhood and Livability
The property sits in an inner-suburban pocket of the Yuba City metro rated A-, ranking in the top quartile among 56 metro neighborhoods. Retail convenience is a clear strength: grocery and pharmacy density both rank near the top of the metro, and restaurants are also competitive—favorable for day-to-day resident needs and leasing. Park access is limited locally, which may require positioning amenities or outdoor space on-site to offset the shortfall.
Neighborhood occupancy levels are solid and renter concentration is elevated, indicating a deeper base of renter-occupied units that can support ongoing leasing and retention. Based on CRE market data from WDSuite, rent-to-income measures point to manageable affordability pressure relative to many U.S. neighborhoods, reinforcing the potential for sustained demand while keeping an eye on pricing power.
Within a 3-mile radius, population and household counts have been expanding and are forecast to continue growing, suggesting a larger tenant base over the next several years. Forecasts also show a tilt toward higher household incomes, which can support rent growth, though a potential increase in owner-occupied share in the area would warrant competitive finishes and amenities to maintain capture of family renters.
Home values in the neighborhood are above many U.S. areas, creating a relatively high-cost ownership market that tends to sustain multifamily demand. School ratings trail national norms, which is a consideration for family-oriented leasing but can be mitigated by value, convenience, and community features.
Safety Context
Neighborhood-level crime metrics are not available in WDSuite for this area. Investors typically benchmark conditions against city and county trends and review recent incident patterns near the asset. Property-level measures—lighting, access control, and visibility—are common levers to support resident comfort and retention regardless of broader trends.
Employment Anchors and Commute Dynamics
Regional employers accessible by highway support a commuter tenant base and help underpin leasing stability, including Cardinal Health, Xerox State Healthcare, International Paper, Intel Folsom, and a DISH Network distribution facility.
- Cardinal Health — healthcare distribution (34.8 miles)
- Xerox State Healthcare — health IT services (34.9 miles)
- International Paper — packaging & paper (36.5 miles)
- Intel Folsom FM5 — semiconductor offices (37.3 miles)
- DISH Network Distribution Center — logistics (40.0 miles)
Investment Thesis
1887 7th Ave offers 44 units averaging roughly 690 square feet in an inner-suburban Olivehurst location with demonstrated renter depth and stable neighborhood occupancy. Built in 1979, the asset is newer than the area’s older housing stock, which can confer competitive positioning versus mid-century product while leaving room for targeted modernization of interiors and building systems. According to commercial real estate analysis from WDSuite, neighborhood standing is in the metro’s top quartile, with strong access to daily-needs retail supporting resident convenience and retention.
Within a 3-mile radius, population and household growth trends, alongside rising household incomes, indicate a larger tenant base and capacity to support measured rent growth. Forecasts suggest some shift toward ownership over time, so maintaining value through finishes, amenities, and operations will be important to sustain capture of family renters amid limited park access and below-national school ratings.
- Inner-suburban location with top-quartile neighborhood standing in the Yuba City metro supports demand and retention.
- 1979 vintage offers relative competitiveness versus older local stock, with value-add potential through targeted renovations.
- Expanding 3-mile population and households, coupled with rising incomes, point to a growing renter pool and pricing resilience.
- Daily-needs retail concentration (groceries, pharmacies, restaurants) enhances livability and supports leasing stability.
- Risks: limited park access, below-national school ratings, and a forecast tilt toward ownership—managed via competitive finishes and operations.