| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Poor |
| Demographics | 18th | Poor |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1866 Willowbrook Dr, Merced, CA, 95348, US |
| Region / Metro | Merced |
| Year of Construction | 1993 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1866 Willowbrook Dr Merced Multifamily Investment
Renter demand in the surrounding neighborhood appears durable, and according to WDSuite’s CRE market data, local occupancy trends have held in a healthy mid-range for Merced. Scale and location position this asset for steady leasing with prudent asset management.
The property sits in an Inner Suburb location that is competitive among Merced neighborhoods (A- neighborhood rating; rank 16 of 70), with everyday convenience supported by strong grocery access and a solid mix of cafes, pharmacies, and restaurants nearby. Park access is limited, which may modestly temper appeal for residents prioritizing green space.
Within a 3-mile radius, demographics indicate a broad renter base and family presence, with household sizes on the larger side for the region. A majority of housing units are renter-occupied, signaling depth in the tenant pool and supporting demand stability for multifamily operators. Household incomes have trended upward in recent years, and neighborhood rents have also increased, reinforcing the case for measured rent growth management rather than aggressive repositioning.
Neighborhood occupancy levels are in the metro’s middle tier and have improved over the last five years, which supports expectations for leasing resilience. Based on commercial real estate analysis from WDSuite, the area’s value-to-income dynamics suggest a relatively high-cost ownership market compared with local incomes, which tends to sustain reliance on rental housing and can aid retention.
Forward-looking 3-mile statistics point to continued population and household growth over the next five years, implying a larger tenant base and ongoing demand for rental units. School ratings in the neighborhood track below national averages, so marketing may skew more toward workforce renters and students/young professionals than families focused on top-rated schools.
Safety indicators in this neighborhood track near the middle of the pack within the Merced metro (crime rank around the metro middle among 70 neighborhoods). Compared with neighborhoods nationwide, violent and property offense measures sit below national percentiles associated with the safest areas; however, recent year-over-year trends show meaningful improvement, suggesting conditions are moving in a favorable direction.
Investors should underwrite with standard loss-prevention measures and monitor continuing trends, using recent improvements as a positive data point rather than a definitive condition. Neighborhood-level stats describe the broader area, not this specific property.
This 96-unit, 1993-vintage asset offers scale in a neighborhood that is competitive within the Merced metro and exhibits steady renter demand. The vintage is newer than much of the surrounding housing stock, which can enhance leasing competitiveness versus older properties; investors should still plan for systems modernization and targeted common-area upgrades to support rent positioning. According to CRE market data from WDSuite, neighborhood occupancy has trended in a healthy mid-range and improved over the past five years, aligning with a majority-renter area and rising incomes that can support measured rent growth.
Within a 3-mile radius, projections call for population and household growth, pointing to a larger tenant base that can support occupancy stability. Ownership costs relative to local incomes indicate a high-cost ownership market, which typically sustains renter reliance on multifamily housing. Key considerations include affordability pressure management and positioning for residents who may prioritize proximity and value over top-tier school ratings or park access.
- 96-unit scale supports operating efficiency and leasing momentum
- 1993 vintage competes well against older local stock; plan selective modernization
- Neighborhood occupancy improving and majority-renter area underpins demand
- 3-mile population and household growth expand the tenant base and support stability
- Risk: affordability pressures and lower school ratings require careful rent strategy and resident retention focus