| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 57th | Fair |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 22180 Center St, Castro Valley, CA, 94546, US |
| Region / Metro | Castro Valley |
| Year of Construction | 1973 |
| Units | 52 |
| Transaction Date | 1997-03-31 |
| Transaction Price | $624,000 |
| Buyer | CREEKSIDE/FELSON ASSOCIATES LP |
| Seller | STAN FELSON |
22180 Center St, Castro Valley CA Multifamily Investment
Neighborhood multifamily occupancy is 95.8% with a high share of renter-occupied units, indicating a deep tenant base for stabilized operations, according to CRE market data from WDSuite.
Castro Valley’s urban-core setting supports renter demand through proximity to everyday needs and employment across the Oakland–Berkeley–Livermore metro. Neighborhood grocery access scores in the upper tier nationally, while cafés and parks within the immediate boundary are limited, suggesting residents may lean on nearby districts for some leisure amenities.
For investors, the rental landscape skews favorable: neighborhood occupancy is 95.8% and rents benchmark in a higher national band, reflecting strong incomes in the area. WDSuite’s data places median contract rents and home values in the mid-90s percentiles nationally, signaling a high-cost ownership market that tends to sustain multifamily demand and support pricing power.
Tenure dynamics reinforce depth of demand: the neighborhood shows a high share of housing units that are renter-occupied (ranked in a leading national percentile), which generally supports leasing stability and a broader applicant pool. Rent-to-income ratios trend on the more manageable side for the Bay Area, a positive for retention and delinquency management from an investor standpoint.
Demographics aggregated within a 3-mile radius point to steady long-run support for rentals. Over the last five years, population edged up while household sizes increased modestly; WDSuite’s forward view shows households expanding even if population growth softens, implying smaller average household sizes and a potential renter pool expansion that can help support occupancy over time.
Neighborhood safety trends are mixed in the context of the Oakland–Berkeley–Livermore metro. WDSuite’s data indicates the area sits below the national median for safety overall, with violent-offense exposure higher than typical nationwide. At the same time, property offenses have declined materially year over year, an improving trend that investors should monitor alongside local enforcement and community initiatives.
Given variability across city blocks, investors should underwrite with a neighborhood-wide lens, compare to nearby submarkets, and factor security, lighting, and access controls into capital plans where appropriate.
The location serves a diverse employment base of corporate offices that help underpin renter demand and commute convenience for workforce and professional tenants, including Ryder, Caterpillar, Chevron, The Clorox Company, and Ross Stores.
- Ryder — corporate offices (4.4 miles)
- Caterpillar — corporate offices (5.2 miles)
- Chevron — corporate offices (7.4 miles) — HQ
- The Clorox Company — corporate offices (8.5 miles)
- Ross Stores — corporate offices (9.5 miles) — HQ
22180 Center St is a 52-unit, 1973-vintage asset positioned in a high-cost ownership market where elevated home values and strong incomes help keep renters in the multifamily pool. Neighborhood occupancy stands at 95.8%, and WDSuite’s CRE market data indicates rents and values sit in upper national percentiles—favorable for pricing power, provided management stays attentive to affordability pressure and lease renewal strategy.
Renter concentration is high at the neighborhood level, supporting a sizable tenant base and potential leasing stability. Within a 3-mile radius, demographic patterns point to households expanding even as population growth moderates, which can translate into a larger renter pool over time. The 1973 vintage suggests practical value-add opportunities—unit modernization and systems updates—to enhance competitiveness against newer stock while planning for ongoing capital needs. Key watch items include limited leisure amenities inside the immediate neighborhood boundary and safety metrics that trail national norms despite recent improvement in property crime trends.
- High-cost ownership market supports durable renter demand and pricing power
- 95.8% neighborhood occupancy with a deep renter-occupied housing base
- 1973 vintage offers value-add potential through modernization and targeted capex
- 3-mile demographics indicate household growth that can expand the renter pool
- Risks: below-national safety metrics and limited on-boundary leisure amenities