| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 49th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 121 C St, Wheatland, CA, 95692, US |
| Region / Metro | Wheatland |
| Year of Construction | 1980 |
| Units | 44 |
| Transaction Date | 2021-11-30 |
| Transaction Price | $2,495,000 |
| Buyer | MERCHANTS CAPITAL CORP |
| Seller | DONNER TRAIL HOUSING PARTNERS LP |
121 C St Wheatland Multifamily — 1980 Vintage, 44 Units
Neighborhood occupancy trends remain steady and elevated home values point to sustained renter reliance, according to WDSuite’s CRE market data. The property’s suburban setting supports stable leasing with room for strategic upgrades.
Submarket context. The immediate neighborhood in Wheatland trends suburban with limited walkable amenities, while the Yuba City metro provides broader retail and services a short drive away. Home values sit on the higher side for the region (high national percentile), which generally supports renter demand and lease retention for well-managed multifamily.
Occupancy and rent dynamics. Neighborhood occupancy is reported near the mid‑90s, above many U.S. areas per WDSuite’s benchmarking, signaling relatively stable absorption even with a small local amenity base. Median contract rents in the 3‑mile area have risen over the last five years and are projected to continue growing, supporting the underwriting case for disciplined renovations and revenue management.
Tenure and renter base. Within 3 miles, roughly one‑third of housing units are renter‑occupied, indicating a modest but serviceable renter concentration and a workable tenant pipeline for a 44‑unit asset. At the neighborhood level, renter-occupied share trends lower, which means demand is more needs‑based and sensitive to product quality and price positioning.
Demographics (3‑mile radius). Household counts have increased in recent years while average household size is edging lower, effectively expanding the number of households even as population growth remains modest. This pattern can support multifamily demand by creating a larger tenant base and consistent leasing activity over time, a point reinforced by commercial real estate analysis from WDSuite.
Vintage positioning. Built in 1980, the asset is slightly newer than the neighborhood’s average vintage. Investors should plan for selective system updates and interior refreshes to enhance competitiveness versus older stock and capture rent premiums tied to improved finishes and operations.
Comparable neighborhood‑level safety metrics are not available in WDSuite for this location. Investors typically benchmark against city and county trends, evaluate on‑site measures (lighting, access control), and consider resident experience as part of due diligence rather than relying on block‑level assumptions.
Regional employment is anchored by corporate offices and distribution near the Sacramento–Folsom corridor, supporting commuter demand for workforce housing. Key nearby employers include Cardinal Health, Intel Folsom FM5, Xerox State Healthcare, International Paper, and a DISH Network distribution facility.
- Cardinal Health — healthcare supply (28.9 miles)
- Intel Folsom FM5 — semiconductors/design center (29.1 miles)
- Xerox State Healthcare — IT/services (30.1 miles)
- International Paper — packaging/manufacturing offices (31.4 miles)
- DISH Network Distribution Center — distribution/logistics (33.4 miles)
121 C St offers 44 units with 1980 construction, positioning it for targeted value‑add to improve competitiveness versus older nearby stock. Based on CRE market data from WDSuite, neighborhood occupancy trends are stable and the 3‑mile area shows increasing household counts alongside shrinking household size, which supports a broader tenant base and steadier leasing.
The area’s high home values and solid incomes reinforce renter reliance on multifamily, while projected rent growth provides room for returns tied to renovations and operational execution. Primary risks include a lower local renter-occupied share in the immediate neighborhood and limited walkable amenities, making marketing, pricing, and finishes critical to capture demand.
- Stable neighborhood occupancy and a growing household base support leasing durability
- 1980 vintage enables targeted renovations for rent and retention upside
- High-cost ownership market buttresses multifamily demand and pricing power
- Proximity to Sacramento–Folsom employers supports commuter demand
- Risks: smaller local renter concentration and limited amenities require disciplined operations