| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 63rd | Fair |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 39451 Gallaudet Dr, Fremont, CA, 94538, US |
| Region / Metro | Fremont |
| Year of Construction | 1990 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
39451 Gallaudet Dr, Fremont Multifamily Opportunity
Positioned in a high-income Fremont enclave with proximity to major tech employers, the asset benefits from durable renter demand and pricing power, according to WDSuite’s CRE market data. Neighborhood-level amenities skew toward parks and daily-services access, supporting livability and retention.
The property sits in an Inner Suburb pocket of Fremont with a B- neighborhood rating and a mid-pack standing (ranked among 469 Oakland–Berkeley–Livermore neighborhoods). Parks density is a relative strength (top national percentile range), alongside strong access to pharmacies and childcare, while immediate cafe/restaurant and grocery density is thinner, suggesting most retail and dining needs are met in nearby corridors rather than on the block.
Renter demand is supported by elevated local incomes and high-cost ownership dynamics. Neighborhood home values trend well above national norms, which historically sustains reliance on multifamily housing and aids lease retention. At the same time, rent-to-income levels appear manageable by Bay Area standards, indicating room for thoughtful rent growth and fewer acute affordability pressures from an asset-management perspective, based on CRE market data from WDSuite.
Within a 3-mile radius, approximately 48% of housing units are renter-occupied, indicating a deep tenant pool for a 96-unit property and breadth for leasing. Median contract rents in the same 3-mile view have advanced over the last five years, and forward projections point to continued rent growth, which can support NOI durability if paired with disciplined renewal management.
Vintage is a practical consideration: built in 1990, the asset is slightly newer than the neighborhood average stock from the late 1980s. This positions it competitively versus older properties while still leaving room for targeted modernization (common areas, energy systems, in-unit finishes) to drive value-add upside and distinguish from legacy comparables.
Safety indicators are competitive among Oakland–Berkeley–Livermore neighborhoods (ranked within the stronger third of 469), and the area trends modestly safer than the typical U.S. neighborhood by national comparison. Recent year-over-year shifts show meaningful declines in both property and violent offense rates, which, if sustained, can support leasing stability and resident retention.
As with any dense Bay Area location, investors should underwrite to submarket nuances and monitor micro-trends over time rather than relying on block-level assumptions. The directional improvement in estimated offense rates provides a favorable signal but warrants continued tracking as part of ongoing risk management.
Nearby advanced manufacturing and technology employers anchor the daytime population and support renter demand through commute convenience. Key nodes include Sanmina, Synnex, and multiple Lam Research facilities.
- Sanmina Corporation — electronics manufacturing (3.6 miles)
- Synnex — technology distribution (4.3 miles) — HQ
- Lam Research - CA9 — semiconductor equipment (4.4 miles)
- Lam Research Corporation CA8 — semiconductor equipment (4.5 miles)
- Lam Research — semiconductor equipment (4.8 miles) — HQ
This 1990-vintage, 96-unit property aligns with Fremont’s high-income renter base and benefits from a location near established tech and life-science employers. High ownership costs in the neighborhood reinforce reliance on rentals, while rent-to-income levels suggest capacity for disciplined rent growth and stable renewals. According to CRE market data from WDSuite, neighborhood amenities skew toward parks and daily services, supporting livability even as immediate retail density is lighter.
The asset’s mid-vintage profile provides a platform for targeted value-add—select interior upgrades and building systems modernization—to enhance competitive positioning against older stock. Forward-looking demographics within a 3-mile radius point to household growth and smaller average household size, which can expand the renter pool and support occupancy management over a multi-year hold.
- High-income renter base and elevated ownership costs support demand depth and lease retention.
- 1990 construction with clear value-add paths via finish upgrades and systems improvements.
- Proximity to major tech and manufacturing employers underpins leasing and renewal velocity.
- Neighborhood amenities (parks, daily services) bolster livability and resident satisfaction.
- Risks: thinner immediate retail density and mid-pack neighborhood standing require active asset and marketing strategy.