| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 24th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1492 162nd Ave, Ashland, CA, 94578, US |
| Region / Metro | Ashland |
| Year of Construction | 1975 |
| Units | 20 |
| Transaction Date | 2024-01-26 |
| Transaction Price | $3,660,000 |
| Buyer | INFINITY ESTATES LLC |
| Seller | CARDOSO RAMIRO |
1492 162nd Ave Ashland CA Multifamily Investment
Neighborhood data points to steady renter demand supported by elevated ownership costs and a high renter concentration, according to WDSuite’s CRE market data. Metrics cited reflect the surrounding neighborhood rather than this specific property.
Situated in Alameda County’s Urban Core, the property benefits from a renter-leaning neighborhood profile and occupancy that sits above national norms, supporting income stability for multifamily operators. Neighborhood occupancy is competitive nationally (mid-60s percentile) even if it trails stronger sub-areas within the Oakland–Berkeley–Livermore metro. Renter-occupied housing has a notably high share in the neighborhood, indicating a deep tenant base for leasing and renewals.
Daily needs access is a relative strength. Grocery availability is top decile nationally, and cafes and restaurants trend in the higher national percentiles, giving residents convenient options and helping support retention. Within the metro, amenities are competitive among Oakland–Berkeley–Livermore neighborhoods, while park access is limited, which may modestly temper lifestyle appeal for some renters.
Within a 3-mile radius, recent population trends are stable with modest growth and projections indicating a slight increase in households alongside smaller average household sizes. That combination can expand the renter pool and support occupancy durability over time. Median home values rank high nationally, and a value-to-income ratio that is elevated for the U.S. context reinforces reliance on rental housing, which can underpin consistent multifamily demand and pricing power when managed carefully.
Rent levels in the neighborhood have risen meaningfully over the past five years, consistent with broader East Bay dynamics. For investors, this suggests the submarket has supported rent growth historically, though lease management should balance rent-to-income considerations to maintain retention.
Safety conditions are mixed and should be underwritten conservatively. Compared with U.S. neighborhoods, overall safety sits below the national middle, and the area performs below the metro average (ranked in the lower half among 469 Oakland–Berkeley–Livermore neighborhoods). At the same time, year-over-year trends show improvement, with declines in both violent and property offenses, signaling momentum investors should monitor rather than a definitive shift.
Practical takeaway for underwriting: treat security, lighting, and community standards as part of the operating plan, and weigh insurance and loss assumptions accordingly while acknowledging the recent downward trend in reported offenses.
Proximity to logistics and major corporate headquarters supports a broad employment base and commute convenience that can aid renter demand and retention. Nearby employers include Ryder, Caterpillar, Chevron, Clorox, and Ross Stores.
- Ryder — transportation & logistics offices (3.2 miles)
- Caterpillar — industrial & equipment offices (4.9 miles)
- Chevron — energy corporate offices (9.5 miles) — HQ
- Clorox — consumer products corporate offices (11.2 miles) — HQ
- Ross Stores — retail corporate offices (12.4 miles) — HQ
This 20‑unit asset in Ashland sits within a renter-heavy East Bay neighborhood where occupancy trends are solid nationally and daily-needs amenities are strong, especially grocery access. Elevated home values in the area sustain reliance on rental housing, supporting depth of demand and potential pricing power when paired with effective lease management. Larger average unit sizes (around 1,147 sq. ft.) can appeal to families and roommate households, which may aid retention.
According to CRE market data from WDSuite, neighborhood rents have grown over the last five years and occupancy remains above national averages, even if performance is mid-pack within the metro. Forward-looking local demographics within a 3-mile radius point to a modest expansion in the tenant base as household counts rise and household sizes edge lower, which can support stable leasing over the medium term. Operators should balance this strength with practical planning for safety, limited park amenities, and rent-to-income management.
- Renter-heavy neighborhood and above-national occupancy support income stability
- Strong daily-needs access (top-tier grocery, solid dining/cafes) aids retention
- Elevated ownership costs reinforce sustained multifamily demand
- 3-mile demographics suggest a gradually expanding tenant base over time
- Risks: below-metro safety positioning, limited park access, and affordability pressure require proactive operations