| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 44th | Poor |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 801 Galway Dr, Ashland, CA, 94580, US |
| Region / Metro | Ashland |
| Year of Construction | 1988 |
| Units | 48 |
| Transaction Date | 2002-08-26 |
| Transaction Price | $600,000 |
| Buyer | GALWAY TERRACE LLC |
| Seller | GONZALEZ ANDRES |
801 Galway Dr, Ashland CA Multifamily Investment
Neighborhood occupancy trends point to steady renter demand, and according to WDSuite’s CRE market data the submarket has maintained resilience relative to national norms. This positioning supports underwriting focused on stability rather than outsized lease-up risk.
Neighborhood Overview
Ashland sits within the Oakland–Berkeley–Livermore metro and offers daily-needs convenience that supports renter retention. Grocery access is competitive among metro neighborhoods, and restaurants are plentiful, while parks, pharmacies, and cafes are sparse locally—an amenity mix that suggests reliable essentials but limited recreational variety. For investors, this translates to day-to-day convenience with some lifestyle amenity gaps to evaluate at the micro-location level.
The property’s 1988 vintage is newer than the neighborhood’s average construction year, which can be an advantage versus older stock for leasing and maintenance positioning; however, planning for modernization of building systems and common areas remains prudent to sustain competitiveness. The neighborhood’s renter-occupied share is around 40% of housing units, indicating a meaningful tenant base that can support multifamily demand without overwhelming supply concentration.
Within a 3-mile radius, demographic data show relatively flat population trends historically with projections calling for modest population growth and a notable increase in households alongside slightly smaller household sizes—factors that generally expand the renter pool and support occupancy stability. Elevated home values in the area indicate a high-cost ownership market, which tends to reinforce reliance on rental housing and can support pricing power when paired with disciplined lease management.
Neighborhood-level occupancy performance sits around the top quartile nationally, and median rents have risen over recent years with further increases projected, based on commercial real estate analysis from WDSuite. Rent-to-income levels indicate moderate affordability pressure, suggesting room for measured rent growth while keeping an eye on renewal retention strategies.
Safety Context
Safety indicators for the neighborhood are mixed relative to national benchmarks. Overall crime levels track near the metro median among 469 neighborhoods in the Oakland–Berkeley–Livermore region, with national comparisons indicating weaker-than-average readings for violent and property incidents. That said, both categories show meaningful year-over-year improvement, pointing to a favorable directional trend rather than deterioration.
For underwriting, a conservative approach is appropriate: treat safety as a monitoring item, weigh property-level security and lighting upgrades, and consider the improving trajectory as a supportive—but not definitive—signal.
Employment Base
Proximity to a diverse employment base supports renter demand via short commutes to logistics, industrial services, and Bay Area headquarters. Nearby anchors include Ryder, Caterpillar, Chevron, Clorox, and Gilead Sciences.
- Ryder — logistics (2.6 miles)
- Caterpillar — industrial equipment offices (4.3 miles)
- Chevron — energy (9.9 miles) — HQ
- Clorox — consumer products (11.4 miles) — HQ
- Gilead Sciences — biopharma (12.3 miles) — HQ
Why Invest
801 Galway Dr is a 48-unit, 1988-vintage asset positioned in a renter base supported by strong daily-needs access and high ownership costs. Neighborhood occupancy trends are solid—around the top quartile nationally—which aligns with a thesis centered on stable cash flow and measured rent growth rather than lease-up risk. According to CRE market data from WDSuite, rents have moved upward with additional growth projected, while rent-to-income levels point to moderate affordability pressure, suggesting scope for disciplined pricing paired with renewal focus.
The asset’s vintage is newer than the neighborhood average, offering relative competitiveness versus older comparables; targeted modernization of systems and common areas can enhance positioning. Within a 3-mile radius, forecasts indicate modest population growth, a rise in household counts, and slightly smaller household sizes—dynamics that typically expand the tenant base and support occupancy stability. Elevated home values further reinforce renter reliance on multifamily housing, which can support retention and pricing power when operational execution is strong.
- Neighborhood occupancy near top quartile nationally supports stability-focused underwriting
- 1988 vintage offers competitive positioning with value-add through targeted modernization
- High-cost ownership market reinforces renter reliance, aiding pricing power and retention
- 3-mile forecasts indicate household growth and slightly smaller household sizes, expanding the tenant base
- Risks: mixed safety metrics and limited parks/cafes; manage via security, amenities, and renewal strategy