| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 24th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1461 163rd Ave, Ashland, CA, 94578, US |
| Region / Metro | Ashland |
| Year of Construction | 1978 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1461 163rd Ave Ashland Multifamily in Renter-Dense Area
Neighborhood fundamentals point to steady renter demand and stable occupancy, according to WDSuite’s CRE market data, with occupancy measured for the surrounding neighborhood rather than the property. Elevated ownership costs in Alameda County support leasing durability for well-managed assets.
Situated in the Oakland–Berkeley–Livermore metro, the property benefits from an Urban Core location with strong day-to-day convenience. Grocery density ranks competitive among 469 metro neighborhoods and is top quartile nationally, while restaurants and cafes also score in the top quartile nationwide, supporting resident retention and lease-up. Parks and pharmacies are limited within the neighborhood footprint, so residents typically access these amenities in adjacent areas.
The neighborhood’s housing stock averages 1974, and this asset’s 1978 vintage is somewhat newer than local norms—often competitive against older inventory, though investors should plan for ongoing system updates and modernization to meet current renter expectations.
Neighborhood occupancy is 93.9%, indicating a relatively full rental market versus national benchmarks. Renter-occupied share is high (75.4% of housing units), signaling a deep tenant base that can support consistent leasing activity for multifamily operators.
Within a 3-mile radius, demographic data show modest population growth historically with further incremental gains projected, alongside a rising income profile. This points to a gradually expanding renter pool and supports rent collections and renewal potential, based on CRE market data from WDSuite.
Safety trends are mixed. The neighborhood’s crime rank is 314 out of 469 metro neighborhoods, indicating conditions below the metro average and below the national median. However, recent year-over-year declines in both property and violent offenses suggest directional improvement, which investors may view as supportive of long-term stabilization if sustained.
Nationally, the neighborhood sits below mid-percentile safety tiers, but the improving trend provides a constructive signal to monitor alongside operational strategies such as lighting, access control, and resident engagement. All figures reflect neighborhood-level conditions, not property-specific security performance.
Nearby employers span logistics, industrial equipment, and major corporate headquarters, supporting commute convenience and reinforcing workforce-driven renter demand. The list below highlights Ryder, Caterpillar, Chevron, Clorox, and Ross Stores.
- Ryder — logistics (3.1 miles)
- Caterpillar — industrial equipment offices (4.8 miles)
- Chevron — energy (9.5 miles) — HQ
- Clorox — consumer products (11.3 miles) — HQ
- Ross Stores — retail HQ operations (12.3 miles) — HQ
1461 163rd Ave is a 40‑unit, 1978‑vintage multifamily with average unit sizes around 728 sq. ft., positioned in a renter-dense Ashland neighborhood. Neighborhood occupancy at 93.9% and a high share of renter-occupied units indicate durable tenant depth and support for leasing stability. Elevated home values in Alameda County reinforce reliance on rental housing, bolstering demand for professionally managed assets. According to CRE market data from WDSuite, amenity access is strong for daily needs (notably groceries, restaurants, and cafes), which can aid retention despite limited parks and pharmacies within the immediate footprint.
Within a 3-mile radius, recent population gains with further modest growth expected suggest a steady or expanding renter pool. The 1978 vintage is slightly newer than the local average stock, offering competitive positioning versus older assets while still benefiting from targeted value-add, systems upgrades, and unit renovations to meet current renter preferences. Key watch items include neighborhood safety—improving but still below metro norms—and household rent-to-income pressure, both of which call for disciplined leasing and renewal strategies.
- Renter-dense neighborhood with 93.9% neighborhood occupancy supporting leasing stability
- 1978 vintage slightly newer than area average—positioned for targeted value-add and modernization
- Strong daily-needs access (groceries, restaurants, cafes) aids resident retention
- 3-mile demographics indicate modest growth and income gains, supporting a stable renter pool
- Risks: below-metro safety metrics and rent-to-income pressure require prudent leasing and renewals