| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 24th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15977 Maubert Ave, Ashland, CA, 94578, US |
| Region / Metro | Ashland |
| Year of Construction | 1987 |
| Units | 34 |
| Transaction Date | 2019-01-09 |
| Transaction Price | $10,500,000 |
| Buyer | NMJ PROPERTIES LLC |
| Seller | ROMAX MAUBERT LLC |
15977 Maubert Ave, Ashland CA Multifamily Investment
Neighboring renter concentrations and solid neighborhood occupancy support steady leasing potential, according to WDSuite’s CRE market data, with a high-cost ownership landscape reinforcing rental demand.
Ashland sits in the Oakland–Berkeley–Livermore metro and functions as an Urban Core neighborhood with everyday convenience. Grocery access is a relative strength — the area ranks 60 out of 469 metro neighborhoods (top quartile locally) and scores in the 97th percentile nationally for grocery density. Cafes and restaurants are also competitive among metro peers (ranks 96 and 135 of 469; both high national percentiles), while parks and pharmacies are limited in-neighborhood. For investors, this mix points to daily needs being close by, with fewer green-space and pharmacy options inside the immediate neighborhood.
The neighborhood’s renter-occupied share is high at the neighborhood level (rank 9 of 469; 98th percentile nationally), indicating a deep tenant base for multifamily. Neighborhood occupancy is above the national median (64th percentile nationally), which supports income stability even if the metro rank (363 of 469) trails stronger sub-areas. Elevated home values (91st percentile nationally) and a high value-to-income ratio (94th percentile nationally) characterize a high-cost ownership market, which tends to sustain renter reliance on multifamily housing and can aid lease retention.
Property vintage matters here. The neighborhood’s average construction year is 1974 (rank 247 of 469), while this asset was built in 1987. Being newer than the local average can help competitive positioning versus older stock; investors should still plan for modernization of 1980s-era systems where appropriate to support rentability and reduce near-term capex surprises.
Within a 3-mile radius, demographic statistics show stable population levels over the last five years with a small dip and a modest return to growth projected by 2028. Households are expected to increase alongside a lower average household size, pointing to a larger tenant base and more renters entering the market. Median incomes have trended higher, and rents in the 3-mile area are projected to grow, which supports pricing power; however, a rent-to-income ratio signal from the neighborhood level around 30% suggests affordability pressure that warrants thoughtful lease management and renewal strategies.
Safety indicators should be viewed in context. Relative to 469 metro neighborhoods, the neighborhood’s overall crime rank sits in the lower half (rank 314 of 469), and national percentiles for both property and violent offenses are on the lower end of the spectrum, indicating safety outcomes that lag national norms. That said, recent trend data shows year-over-year declines in both property offenses (strong improvement by national comparison) and violent offenses (moderate improvement), which investors may read as a stabilizing directional signal rather than a guarantee.
For underwriting, frame safety as a comparative factor rather than a block-level attribute, monitor trajectory alongside management practices, and calibrate marketing, lighting, and security investments to support resident retention.
The location taps into a diversified employment base that supports renter demand and commute convenience, including logistics, heavy equipment, energy, consumer goods, and retail headquarters — all within a manageable drive.
- Ryder — logistics (3.5 miles)
- Caterpillar — construction & heavy equipment (5.2 miles)
- Chevron — energy (9.4 miles) — HQ
- Clorox — consumer packaged goods (11.0 miles) — HQ
- Ross Stores — off-price retail (12.4 miles) — HQ
Built in 1987 with 1980s systems, the asset is newer than the neighborhood average and positioned for targeted value-add to sharpen competitiveness versus older local stock. Strong neighborhood renter concentration and above-median national occupancy support demand depth, while high ownership costs in Alameda County point to continued reliance on rental housing. According to CRE market data from WDSuite, grocery and everyday amenities are competitive locally, which helps leasing, even as limited parks/pharmacies and below-average safety benchmarks require active management.
Within a 3-mile radius, households are projected to increase as average household size trends lower, implying a larger renter pool and support for occupancy stability. Rising incomes and projected rent growth underpin potential pricing power; at the same time, neighborhood-level rent-to-income signals suggest affordability pressure, making renewal strategies and unit-level improvements important to retention.
- Newer-than-neighborhood vintage (1987) with practical value-add and modernization potential
- Deep tenant base: high renter-occupied share and above-median national occupancy
- High-cost ownership market supports rental demand and lease retention
- Amenity access (groceries, cafes, restaurants) competitive among metro neighborhoods
- Risks: below-national safety percentiles, limited parks/pharmacies, and affordability pressure requiring attentive operations