| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 77th | Good |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 37191 Panton Ter, Fremont, CA, 94536, US |
| Region / Metro | Fremont |
| Year of Construction | 1987 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
37191 Panton Ter Fremont Multifamily Investment
Stabilized renter demand and high-income household dynamics in Fremont support durable cash flow, according to WDSuite s CRE market data. Neighborhood occupancy is elevated and homeownership costs remain high, favoring multifamily retention.
Fremont s suburban setting combines strong renter demand with high household incomes, positioning this asset for steady leasing. The neighborhood s occupancy rate is 96.7% (82nd percentile nationally), indicating resilient absorption and limited downtime risk in typical turnover, based on CRE market data from WDSuite.
Renter concentration is meaningful: 48.5% of housing units are renter-occupied, suggesting a deep tenant base for a 24-unit property. Median contract rents in the neighborhood are high relative to national benchmarks ($2,846; 98th percentile), yet the local rent-to-income ratio sits around 0.19, which supports pricing power while helping mitigate near-term retention risk. Elevated home values (median ~$1.49M; 99th percentile) signal a high-cost ownership market, which tends to sustain reliance on multifamily rentals.
Amenities are mixed. While café, grocery, and restaurant density is limited within the neighborhood (ranked nearer the bottom among 469 metro neighborhoods), park access is a relative strength (rank 45 of 469; 97th percentile nationally), adding livability appeal for residents. Educational attainment is also a positive signal, with a high share of adults holding bachelor s degrees (93rd percentile nationally), a demographic that generally supports stable household incomes and leasing performance.
Within a 3-mile radius, demographics indicate a modest population dip over the last five years alongside a small increase in households, implying smaller household sizes and steady demand for rental units. Looking ahead to 2028, WDSuite s data shows households are projected to grow further, while median incomes are projected to rise, expanding the renter pool with higher-earning households. For this 1987 vintage property which is newer than the neighborhood s average 1979 stock investors can position units as competitive versus older product, while planning selective system updates or cosmetic upgrades as appropriate.
Safety metrics compare favorably to many neighborhoods nationwide. According to WDSuite, violent offense rates benchmark above the national average (around the 69th percentile for safety), and property offense levels are closer to national midrange. Notably, both violent and property offenses show meaningful year-over-year improvement in the neighborhood, reinforcing a constructive trend rather than a one-off result.
As always, safety conditions vary by block and over time. Investors should consider on-the-ground diligence and recent trend reviews to validate current conditions relative to the broader Oakland Berkeley Livermore metro.
Nearby advanced manufacturing and technology employers support a diversified, high-income renter base and commute convenience for residents, including Sanmina, Synnex, and Lam Research. Proximity to Thermo Fisher Scientific further underpins stable leasing from skilled workers.
- Sanmina Corporation electronics manufacturing (4.3 miles)
- Synnex technology distribution (5.0 miles) HQ
- Lam Research CA9 semiconductor equipment (5.6 miles)
- Lam Research Corporation CA8 semiconductor equipment (5.8 miles)
- Lam Research semiconductor equipment (5.9 miles) HQ
37191 Panton Ter is a 24-unit, 1987-vintage property in Fremont a high-income, high-cost ownership market where neighborhood occupancy runs at 96.7% and renter concentration is substantial. These dynamics, coupled with elevated home values and a rent-to-income ratio near 0.19, point to a deep tenant base and support for rent levels without overextending residents. According to CRE market data from WDSuite, the neighborhood benchmarks above national norms on occupancy and incomes, which underpins leasing stability.
Relative to the area s older average vintage (1979), the property s 1987 construction provides competitive positioning versus legacy stock, with potential to capture value through targeted updates. Within a 3-mile radius, households have inched higher and are projected to expand further alongside rising incomes, which supports steady renter demand and mitigates lease-up risk if units are turned efficiently.
- Elevated neighborhood occupancy and substantial renter-occupied share support stable leasing
- High-income households and rent-to-income around 0.19 bolster retention and pricing power
- 1987 vintage is newer than local average, offering competitive positioning with selective upgrades
- Proximity to major tech and life-science employers underpins tenant demand
- Risks: limited neighborhood retail/amenity density and modest population softness require focused leasing and resident engagement