| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 76th | Good |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3680 Beacon Ave, Fremont, CA, 94538, US |
| Region / Metro | Fremont |
| Year of Construction | 2013 |
| Units | 104 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3680 Beacon Ave Fremont 2013 Multifamily Investment
High renter concentration and a high-cost ownership landscape in the immediate neighborhood support durable demand; according to WDSuite’s CRE market data, occupancy trends are stable around the national midpoint with modest recent improvement.
Situated in Fremont’s Urban Core, the neighborhood ranks in the top quartile among 469 metro neighborhoods, signaling strong live-work fundamentals for multifamily. Amenity access is a notable strength: grocery, pharmacy, cafes, and restaurants score in the upper percentiles nationally, which supports daily convenience and resident retention. Median rents in the neighborhood are elevated relative to national benchmarks, while the rent-to-income profile indicates room for disciplined pricing moves with careful lease management.
Renter-occupied share in the neighborhood is very high, indicating a deep tenant base for a 104-unit asset and supporting leasing stability through cycles. In contrast, 3-mile demographics show households edging up even as population was flat to slightly down, pointing to smaller household sizes and a gradual expansion of the renter pool. Forward-looking 3-mile projections call for more households and higher incomes, which can reinforce occupancy and absorption for well-positioned properties.
Construction year matters for competitive position. Built in 2013, the property is newer than the neighborhood’s average vintage from the late 1980s, which can translate to lower near-term capital needs and stronger appeal versus older stock, while still planning for systems updates and periodic modernization. Neighborhood NOI per unit metrics rank in the top decile nationally, based on CRE market data from WDSuite, underscoring attractive revenue potential at the sub-neighborhood level rather than at this specific property.
Occupancy at the neighborhood level trends near the national midpoint with slight five-year improvement, according to WDSuite, suggesting steady renter demand rather than outsized volatility. Elevated home values in this submarket reinforce reliance on rental housing, which can support lease retention when paired with thoughtful renewals and amenity-driven resident experience.
Safety indicators for the neighborhood are mixed. Relative to the 469 neighborhoods in the Oakland–Berkeley–Livermore metro, current crime positioning sits below the metro median, indicating safety performance that trails stronger subareas. Nationally, violent and property offense rates place the neighborhood below average for safety; however, both categories show meaningful year-over-year declines, and those improvement trends rank above many peers, according to WDSuite’s CRE market data.
For investors, the takeaway is caution with context: recent downshifts in estimated offense rates point to improving momentum, but underwriting should incorporate prudent security measures, lighting, and resident engagement programs to support retention and brand perception.
Nearby advanced manufacturing and technology employers support a sizable professional workforce and commute convenience that can bolster renter demand and retention. Featured employers include Sanmina, SYNNEX, Lam Research, Thermo Fisher Scientific, and Boston Scientific.
- Sanmina Corporation — electronics manufacturing (2.9 miles)
- Synnex — technology distribution (3.6 miles) — HQ
- Lam Research — semiconductors (4.4 miles) — HQ
- Thermo Fisher Scientific — scientific instruments (4.6 miles)
- Boston Scientific - Building 5 — medical devices (5.7 miles)
3680 Beacon Ave offers a scale 2013-vintage asset in a neighborhood with top-quartile metro standings and strong daily convenience, supporting resident retention and stabilized operations. Elevated neighborhood rents and a high-cost ownership market point to durable rental reliance, while 3-mile trends indicate more households and higher incomes ahead—favorable for occupancy stability and absorption. According to CRE market data from WDSuite, neighborhood occupancy has been steady near the national midpoint with recent improvement, and NOI per unit trends benchmark in the top decile nationally, framing a constructive backdrop for disciplined revenue management.
Newer construction relative to the area’s late-1980s average provides competitive positioning versus older stock, with value-add potential focused on modernization, resident experience, and efficiency upgrades rather than heavy systems replacement in the near term. Underwriting should account for neighborhood safety positioning that trails stronger subareas, balanced by recent improvement trends and the depth of the nearby employer base.
- 2013 vintage offers competitive appeal versus older neighborhood stock with manageable near-term capital planning
- High renter concentration and elevated ownership costs reinforce demand and support lease retention
- 3-mile outlook shows more households and higher incomes, supporting occupancy stability and absorption
- Strong amenity access and proximity to major employers bolster resident convenience and leasing
- Risk: neighborhood safety sits below metro median; consider prudent security measures and resident engagement