| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 24th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1480 162nd Ave, Ashland, CA, 94578, US |
| Region / Metro | Ashland |
| Year of Construction | 1974 |
| Units | 72 |
| Transaction Date | 1999-08-10 |
| Transaction Price | $4,525,000 |
| Buyer | 163RD AVENUE INVESTORS LLC |
| Seller | EDENDALE APARTMENTS |
1480 162nd Ave, Ashland CA Multifamily Investment
High renter concentration and above-average neighborhood occupancy point to durable leasing fundamentals, according to WDSuite’s CRE market data.
The property sits in an Urban Core neighborhood of the Oakland–Berkeley–Livermore metro that is competitive among local peers, with everyday conveniences close by. Grocery options are especially dense (a top-decile presence nationally), and restaurants and cafes are well-represented, supporting daily-life livability for renters and on-site retention.
Neighborhood occupancy is above national norms, and the share of renter-occupied housing is high, indicating a deep tenant base that can support leasing stability for a 72-unit asset. Median home values in the area are elevated relative to the nation, which typically sustains reliance on multifamily rentals and supports pricing discipline for well-managed communities.
Within a 3-mile radius, demographics show a stable population with rising household incomes over the last five years and a forecasted increase in households. That trajectory expands the potential renter pool and supports demand resilience for professionally managed units.
Amenity access compares favorably across the metro’s 469 neighborhoods, with grocery and dining density outperforming while childcare availability is also strong. These neighborhood dynamics are constructive for workforce-oriented multifamily, helping reduce turnover risk and underpinning steady absorption for comparable properties.
Safety indicators for the neighborhood track below national averages and sit below the metro median among 469 neighborhoods. However, recent data show year-over-year declines in both violent and property offense estimates, suggesting an improving trend to monitor over subsequent periods.
Investors should incorporate these patterns into underwriting via security, lighting, and operational planning, while watching whether the recent downtrend persists relative to broader Oakland–Berkeley–Livermore benchmarks.
Proximity to regional corporate offices supports a sizable commuter renter base and improves leasing durability. Notable nearby employers include Ryder, Caterpillar, Chevron, Clorox, and Ross Stores.
- Ryder — logistics services (3.2 miles)
- Caterpillar — industrial equipment offices (4.8 miles)
- Chevron — energy (9.5 miles) — HQ
- Clorox — consumer products (11.2 miles) — HQ
- Ross Stores — off-price retail (12.4 miles) — HQ
This 72-unit asset benefits from a renter-driven neighborhood where occupancy is above national norms and everyday amenities are concentrated, supporting retention and steady leasing. Elevated ownership costs in the area reinforce reliance on rental housing, while nearby corporate employment hubs contribute to consistent demand for well-managed units.
Based on commercial real estate analysis sourced from WDSuite, the combination of high renter-occupied share, strong grocery and dining density, and stable 3-mile demographic trends points to durable fundamentals with measured upside from operational execution. Key underwriting considerations include rent-to-income affordability pressure and monitoring of local safety trends.
- Renter-heavy neighborhood with above-average occupancy supports stable leasing
- Dense grocery, dining, and everyday services enhance renter convenience and retention
- Elevated ownership costs underpin sustained multifamily demand and pricing discipline
- Regional employers within 3–13 miles broaden the commuter tenant base
- Risks: affordability pressure (rent-to-income) and below-median safety metrics warrant active management