| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 70th | Good |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 19974 Anita Ave, Castro Valley, CA, 94546, US |
| Region / Metro | Castro Valley |
| Year of Construction | 1985 |
| Units | 21 |
| Transaction Date | 2007-02-21 |
| Transaction Price | $5,250,000 |
| Buyer | BEL BROOK APARTMENTS |
| Seller | LOWS PROPERTIES INC |
19974 Anita Ave Castro Valley Multifamily Investment
Strong renter demand and above-average neighborhood occupancy support income stability, according to WDSuite’s CRE market data, with high-cost homeownership in Alameda County reinforcing reliance on multifamily housing.
Located in Castro Valley within the Oakland-Berkeley-Livermore metro, the neighborhood holds an A rating and ranks 52 out of 469 metro neighborhoods, placing it in the top quartile among local peers. Amenity access is a strength: dining, groceries, cafés, childcare, and pharmacies benchmark in high national percentiles, which typically supports tenant retention and leasing velocity for workforce and professional renters.
Neighborhood occupancy is elevated (top quartile nationally), and the share of housing units that are renter-occupied is also high relative to national norms. Together, these indicators point to a deep tenant base and support for steady leasing. Median home values sit in a high-cost ownership market (97th percentile nationally) with a value-to-income ratio also near the top of national ranges, which generally sustains multifamily demand and can aid pricing power. At the same time, rent-to-income levels track more moderately than many coastal peers, which can help with lease retention.
Schools benchmark very well (96th percentile nationally for average ratings), a factor that often underpins longer stays for family renters and broadens the prospective tenant pool. While park access is limited within the immediate neighborhood footprint, daily-needs amenities and services are plentiful, and café and restaurant density is competitive among Oakland-Berkeley-Livermore neighborhoods.
Demographic statistics aggregated within a 3-mile radius show modest historical population growth alongside rising incomes, with projections indicating a slight population contraction but a notable increase in household counts and smaller average household sizes. For investors, more households with fewer people per unit can translate into a larger tenant base and demand for rental units, supporting occupancy stability even if population growth is muted.
The property’s 1985 vintage is newer than the neighborhood’s average construction year (1973). This positioning can offer a competitive edge versus older stock; however, investors should still plan for ongoing modernization and system upgrades typical of mid-1980s buildings to maintain marketability and operational efficiency.
Safety conditions are mixed relative to national benchmarks. Neighborhood violent-offense indicators track in low national percentiles (less favorable), while property-offense levels are below the national median but have improved markedly year over year. In practice, conditions can vary within short distances; investors typically underwrite with a focus on lighting, access controls, and partnership with local management to support resident comfort and retention.
Within the Oakland-Berkeley-Livermore metro context, recent improvement in property-related incidents is a constructive trend, but the comparatively weaker violent-offense standing suggests continued attention to security measures and resident communications during leasing and renewals.
Proximity to major employers supports commuter convenience and broad renter demand, led by logistics, industrial equipment, energy, consumer products, and retail headquarters accessible within typical East Bay drive times.
- Ryder — logistics (4.1 miles)
- Caterpillar — heavy equipment offices (5.3 miles)
- Chevron — energy (7.9 miles) — HQ
- The Clorox Company — consumer products (9.7 miles)
- Ross Stores — off-price retail (10.6 miles) — HQ
This 21-unit, 1985-vintage property benefits from top-quartile neighborhood performance within the Oakland-Berkeley-Livermore metro, strong school ratings, and robust amenity access. Elevated occupancy at the neighborhood level and a sizable share of renter-occupied housing units point to a dependable tenant base and support for rent collections. High ownership costs in the area tend to reinforce reliance on multifamily housing, while rent burdens are comparatively manageable for local incomes, aiding renewals. Based on CRE market data from WDSuite, these fundamentals are durable even as the broader metro cycles.
Forward-looking demographics within a 3-mile radius indicate smaller household sizes and an increase in household counts, which can expand the renter pool despite a modest population contraction. The 1985 vintage is relatively newer than the area’s average stock, offering competitive positioning versus older buildings, though prudent capital planning for selective modernization and energy/system updates remains important to maintain leasing momentum.
- Top-quartile neighborhood standing and strong schools support leasing and retention
- High-cost ownership market sustains multifamily demand and pricing power
- Deep renter base and elevated neighborhood occupancy support income stability
- 1985 vintage offers competitive edge vs. older stock with targeted value-add potential
- Risks: mixed violent-offense indicators and modest population contraction warrant security focus and disciplined underwriting