| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 83rd | Best |
| Amenities | 93rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 820 Kains Ave, Albany, CA, 94706, US |
| Region / Metro | Albany |
| Year of Construction | 1986 |
| Units | 31 |
| Transaction Date | 1998-09-17 |
| Transaction Price | $72,500 |
| Buyer | ALBANY VIEW PROPERTIES LLC |
| Seller | BIGGS EDWARD F |
820 Kains Ave, Albany CA Multifamily Investment
Stable neighborhood occupancy and a deep East Bay renter pool support consistent leasing; according to WDSuite’s CRE market data, elevated ownership costs in Albany reinforce rental demand relative to the broader metro.
Albany’s urban-core setting scores strongly for daily convenience, with restaurants, groceries, pharmacies, parks, and childcare density testing in the top quartile nationally. Neighborhood quality ranks 17 out of 469 within the Oakland–Berkeley–Livermore metro (A+), signaling durable location fundamentals that matter for tenant retention and pricing discipline.
Local schools benchmark at the top of the metro and the nation, an attribute that often supports family-oriented renter demand and longer average stays. Neighborhood occupancy is high compared with national norms, helping underpin income stability through cycles, based on CRE market data from WDSuite.
Vintage context: the property was built in 1986, newer than much of the surrounding housing stock (neighborhood average skews to the mid‑1950s). That positioning typically competes well against older inventory while still warranting targeted system upgrades or common‑area refreshes to maintain leasing velocity.
Tenure dynamics show a renter-occupied share that is roughly one‑third at the neighborhood scale, indicating room to pull additional demand from adjacent areas. Within a 3‑mile radius, demographics point to modest population growth, a rising household count, and smaller average household sizes over time—factors that expand the tenant base and support occupancy stability even as renters balance affordability considerations.
Home values in the neighborhood sit at the high end for the region, which tends to sustain reliance on rental housing and supports lease retention. At the same time, rent-to-income metrics are manageable for many local households, which can aid collections and reduce turnover risk.
Safety conditions are broadly consistent with an inner East Bay urban context. Within the Oakland–Berkeley–Livermore metro, the neighborhood’s overall crime rank is 264 out of 469, placing it around the middle of the pack locally. Compared with neighborhoods nationwide, recent readings indicate stronger relative performance on violent offenses than on property-related incidents.
Year over year, property offense rates have improved materially according to WDSuite’s CRE market data, a constructive trend for perception and leasing. As always, investors should underwrite security line items and evaluate block-level dynamics during site visits rather than relying solely on high-level indicators.
Proximity to a diversified base of corporate offices supports commuter convenience and broad renter demand, led by consumer products, technology, and financial services employers noted below.
- Clorox — consumer products (6.2 miles) — HQ
- Salesforce.com — software (8.5 miles) — HQ
- Aig — insurance (8.6 miles)
- Charles Schwab — financial services (8.6 miles) — HQ
- Gap — apparel retail (8.6 miles) — HQ
820 Kains Ave offers investors exposure to an A+ East Bay neighborhood where amenities, schools, and high neighborhood occupancy underpin durable renter demand. Elevated home values in Albany sustain reliance on rental housing, while rent-to-income levels suggest room to manage renewals without overextending tenants. Built in 1986, the asset is newer than much of the surrounding stock, positioning it competitively versus older alternatives while leaving scope for targeted modernization to enhance NOI.
Within a 3‑mile radius, modest population growth and a rising household count indicate a gradually expanding tenant base; projections also point to smaller household sizes, which can support sustained demand for multifamily units. According to WDSuite’s commercial real estate analysis, the neighborhood’s occupancy strength and amenity access align with stable, needs-based renter demand over a full cycle, with capex planning focused on selective updates rather than wholesale repositioning.
- A+ location with top-tier amenities and schools supporting retention
- 1986 vintage offers competitive positioning and targeted value-add potential
- Elevated ownership costs reinforce renter demand and leasing stability
- Expanding 3-mile household base supports occupancy and renewal strategy
- Risk: urban-core property crime requires prudent security budgeting and underwriting