| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 77th | Good |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 37233 Sequoia Ter, Fremont, CA, 94536, US |
| Region / Metro | Fremont |
| Year of Construction | 1986 |
| Units | 84 |
| Transaction Date | 2025-11-25 |
| Transaction Price | $50,250,000 |
| Buyer | 37200 PASEO PADRE PKWY TIC I OWNER LLC |
| Seller | PASEO FREMONT APARTMENTS LLC |
37233 Sequoia Ter, Fremont CA Multifamily Investment
Neighborhood occupancy remains strong and trending upward, supported by high-income households and a high-cost ownership market, according to WDSuite’s CRE market data. The result is steady renter demand that can support pricing and retention through cycles.
Located in Fremont, this 84-unit asset sits in a suburban neighborhood with above metro median occupancy and an 82nd national percentile for neighborhood occupancy. To be clear, these occupancy metrics describe the neighborhood, not this property, but they indicate durable demand for professionally managed rentals in this submarket.
The local renter-occupied share is 48.5%, signaling a deep tenant base for multifamily. Elevated home values (neighborhood median around $1.49M) in a high-cost ownership market and high household incomes (96th national percentile) reinforce reliance on rental housing and can support lease retention and pricing power. With a rent-to-income ratio of 0.19, affordability pressure appears manageable relative to nearby high-cost metros, which can temper turnover risk.
Livability factors are mixed: parks access is a relative strength (top quartile nationally for park density), while immediate walk-to amenities like cafes, groceries, restaurants, and pharmacies are limited within the neighborhood. For investors, this typically favors car-dependent renters and workforce households who prioritize school access and commute convenience over immediate retail adjacency.
Vintage matters here: built in 1986, the property is newer than the neighborhood’s average 1979 construction year. That positioning can be competitive versus older stock; however, investors should underwrite ongoing modernization for aging systems and targeted common-area or in-unit updates to sustain rent levels against newer deliveries.
Demographics within a 3-mile radius show a slight population dip over the past five years but a modest increase in households, indicating smaller household sizes and a stable or growing renter pool. Looking ahead, projections point to further household growth with smaller average household sizes, which typically supports occupancy stability and broadens the tenant base for a range of unit types.
Safety trends are mixed in context. Within the Oakland–Berkeley–Livermore metro, the neighborhood’s crime rank is toward the higher-incident side (ranked 30 among 469 neighborhoods), but nationally it performs better than average, landing in the top quartile for overall safety. Recent year-over-year data also indicate notable declines in both violent and property offense rates, suggesting improving conditions.
Investors should interpret these data as neighborhood-level signals rather than block-specific outcomes. Comparative positioning versus the metro underscores the importance of active property management and lighting/security design, while the national standing and recent downtrend support a balanced view of risk.
The area draws from a diversified advanced manufacturing and technology employment base that supports renter demand and commute convenience, including Sanmina, Synnex, Lam Research, Thermo Fisher Scientific, and Boston Scientific.
- Sanmina Corporation — electronics manufacturing (4.1 miles)
- Synnex — IT distribution (4.9 miles) — HQ
- Lam Research - CA9 — semiconductor equipment (5.5 miles)
- Lam Research — semiconductor equipment (5.8 miles) — HQ
- Thermo Fisher Scientific — scientific instruments (6.1 miles)
- Boston Scientific - Building 5 — medical devices (7.2 miles)
37233 Sequoia Ter offers scale at 84 units in a high-income Fremont location where neighborhood occupancy is above the metro median and in the top quintile nationally. The combination of elevated ownership costs and a nearly half renter-occupied housing stock supports a durable tenant base and balanced pricing power. Built in 1986, the asset is newer than the neighborhood average vintage, providing a competitive edge over older stock while still warranting targeted modernization to remain compelling to well-paid renters.
Households within a 3-mile radius have risen even as population edged down, pointing to smaller household sizes and a stable or expanding renter pool. According to CRE market data from WDSuite, neighborhood rents sit at the high end for the region, and with incomes in the upper national percentiles, retention risk can be managed through thoughtful lease management and amenities that resonate with workforce and professional tenants.
- Strong neighborhood occupancy and high-income renter base support stability
- 1986 vintage offers competitive positioning versus older stock with value-add potential
- High-cost ownership market reinforces multifamily demand and pricing power
- Household growth within 3 miles suggests a broader tenant pool and supports leasing
- Risks: fewer immediate walk-to amenities and crime position higher than many metro peers