| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 44th | Poor |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16183 Ashland Ave, Ashland, CA, 94580, US |
| Region / Metro | Ashland |
| Year of Construction | 1985 |
| Units | 64 |
| Transaction Date | 2022-05-20 |
| Transaction Price | $378,500 |
| Buyer | MAAS CRESTVIEW LLC |
| Seller | LIQUID BROOK GROUP LLC |
16183 Ashland Ave, Ashland CA — 64-Unit Multifamily Position
Neighborhood fundamentals point to durable renter demand and steady occupancy, according to WDSuite s commercial real estate analysis, with ownership costs in Alameda County supporting reliance on rentals.
Located in Ashland within the Oakland–Berkeley–Livermore metro, the property sits in an Urban Core neighborhood with leasing conditions that are top quartile nationally for occupancy (neighborhood statistic, not the property), based on CRE market data from WDSuite. The renter-occupied share of housing units in the neighborhood also ranks in the top quintile nationally, indicating a deep tenant base for multifamily product and potential support for retention through cycles.
Daily-needs access is a relative strength: neighborhood grocery density is competitive among metro peers and in the mid-90s nationally by percentile, and childcare access is similarly strong. Dining options are ample by national comparison, while parks, pharmacies, and cafes are limited within the immediate neighborhood—factors to consider for resident experience and marketing positioning.
Home values in the neighborhood are elevated versus most U.S. areas (mid-90s national percentile), which typically sustains multifamily demand as households weigh higher ownership costs. At the same time, rent-to-income levels benchmark below the national median, suggesting moderated affordability pressure that can aid lease stability and renewal outcomes.
Within a 3-mile radius, demographics indicate a large population base with recent stability and a modest uptick projected over the next five years. Projections show an increase in households alongside a slight decline in average household size, which can widen the renter pool and support occupancy. Income levels in the 3-mile area have grown meaningfully, reinforcing depth for workforce and mid-market units.
The property s vintage is 1985, newer than the neighborhood s average construction year in the late 1960s. For investors, this positioning can reduce near-term systems obsolescence risk relative to older local stock while still presenting selective modernization or value-add opportunities to enhance rent roll durability.
School ratings in the neighborhood track below national averages, which may temper appeal for family renters prioritizing academics; operators can offset with amenity and service programming targeted to working professionals and commuters.
Safety signals are mixed but improving. Overall crime levels for the neighborhood are around the national median, according to WDSuite. Violent incident rates benchmark below national averages for safety (i.e., higher than typical incidence), yet both violent and property offenses show notable year-over-year declines, indicating recent momentum in the right direction. Investors should underwrite to current trends while monitoring continuation of these improvements relative to the broader Oakland–Berkeley–Livermore metro.
Proximity to established employers supports commuter convenience and broad renter demand, notably across logistics, industrial equipment, and Bay Area corporate headquarters. The list below reflects nearby employers most relevant to workforce housing and retention.
- Ryder logistics (2.98 miles)
- Caterpillar industrial equipment offices (4.67 miles)
- Chevron energy (9.74 miles) HQ
- Clorox consumer products (11.20 miles) HQ
- Gilead Sciences biopharma (12.58 miles) HQ
16183 Ashland Ave combines a 64-unit footprint with neighborhood conditions that favor renter demand: occupancy metrics are top quartile nationally at the neighborhood level, and elevated ownership costs in Alameda County generally reinforce reliance on multifamily housing. The 1985 vintage is relatively newer than much of the surrounding stock, offering a competitive baseline with potential for targeted renovations to lift rents and retention. According to CRE market data from WDSuite, daily-needs access (groceries, childcare, dining) outperforms most U.S. neighborhoods, supporting livability and leasing.
Within a 3-mile radius, projections call for a larger household base and slightly smaller average household size, implying a broader tenant pool. Income gains in the local area, coupled with rent-to-income levels below the national median, suggest capacity for steady leasing performance while preserving attention to affordability. Key underwriting considerations include softer school ratings and the need to watch safety trends despite recent improvements.
- Neighborhood occupancy is top quartile nationally, supporting income stability at the asset level.
- 1985 vintage offers relative competitiveness versus older local stock, with selective value-add potential.
- Elevated ownership costs bolster renter reliance; rent-to-income benchmarks indicate moderated affordability pressure.
- Strong proximity to major employers across logistics, energy, consumer products, and life sciences underpins demand.
- Risks: weaker school ratings and mixed-but-improving safety metrics warrant cautious underwriting and active asset management.