| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 24th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16455 E 14th St, Ashland, CA, 94578, US |
| Region / Metro | Ashland |
| Year of Construction | 1987 |
| Units | 24 |
| Transaction Date | 2022-03-20 |
| Transaction Price | $8,958,500 |
| Buyer | EDEN DE ANZA TERRACE LLC |
| Seller | DE ANZA ASSOCIATES LP |
16455 E 14th St Ashland Apartment Investment Opportunity
Neighborhood-level data points to a deep renter base and steady occupancy supporting income durability, according to WDSuite’s CRE market data.
The property sits within the Oakland-Berkeley-Livermore metro’s Ashland area, where everyday needs are well covered: grocery access is competitive among metro neighborhoods and strong nationally, and cafe and restaurant density performs in the higher national percentiles. These local amenities help support leasing appeal and day-to-day convenience for residents.
Occupancy in the neighborhood is above national averages with recent stability, and renter concentration is very high (renter-occupied share ranks near the top of the metro), indicating a deep tenant pool and demand resilience for apartments. Median contract rents have trended higher over the past five years, reinforcing pricing power for well-managed assets.
Home values in the area are elevated relative to most U.S. neighborhoods, which typically sustains reliance on rental housing and can support retention for quality units. At the same time, rent-to-income levels suggest some affordability pressure, so underwriting should account for measured renewal strategies and ongoing lease management.
Within a 3-mile radius, demographics show modest population growth with rising incomes and a projected increase in household counts alongside slightly smaller household sizes. This dynamic points to a larger tenant base and continued demand for rental units over the medium term.
The average neighborhood construction year trends to the 1970s; by comparison, a 1987-vintage asset can be relatively competitive versus older stock while still benefiting from targeted capital planning for aging building systems or selective renovations to drive rent premiums.
Relative to U.S. neighborhoods, this area sits below the national safety median; however, recent trend data shows improvement with notable year-over-year declines in both property and violent offenses. For investors, the directionality is constructive, but it remains prudent to incorporate security, lighting, and resident engagement measures into operations and to benchmark against nearby Oakland-Berkeley-Livermore neighborhoods.
Proximity to a diverse employment base supports renter demand and commute convenience, with nearby logistics, industrial, energy, consumer products, and retail headquarters including Ryder, Caterpillar, Chevron, Clorox, and Ross Stores.
- Ryder — logistics (2.9 miles)
- Caterpillar — industrial equipment offices (4.6 miles)
- Chevron — energy (9.5 miles) — HQ
- Clorox — consumer products (11.5 miles) — HQ
- Ross Stores — retail headquarters (12.3 miles) — HQ
This 24-unit, 1987-vintage asset benefits from a deep renter base, steady neighborhood occupancy, and strong daily-needs amenities that enhance leasing fundamentals. Elevated local home values reinforce reliance on multifamily housing, while recent rent momentum indicates potential for continued pricing power with disciplined operations.
Within a 3-mile radius, modest population growth and a projected increase in household counts—along with slightly smaller household sizes—suggest a larger tenant base over time, supporting occupancy stability and renewal prospects. According to CRE market data from WDSuite, the neighborhood’s renter concentration is among the highest in the metro, which underpins demand, though affordability pressure and below-median safety metrics warrant prudent underwriting and asset management. The 1987 construction provides relative competitiveness against older stock, with targeted upgrades offering value-add potential.
- Deep renter pool and above-average neighborhood occupancy support income stability
- Elevated ownership costs in the area sustain rental demand and retention
- 1987 vintage is competitive vs. older stock; targeted renovations can drive NOI
- Nearby employers across logistics, energy, and consumer products bolster leasing
- Risks: below-median safety and affordability pressure require careful lease management