| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 76th | Good |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 39548 Fremont Blvd, Fremont, CA, 94538, US |
| Region / Metro | Fremont |
| Year of Construction | 1982 |
| Units | 94 |
| Transaction Date | 2022-02-22 |
| Transaction Price | $30,000,000 |
| Buyer | RAHF V PASATIEMPO LP |
| Seller | VICTORIA INVESTORS LTD II |
39548 Fremont Blvd, Fremont — Rental Demand in High-Cost Market
Neighborhood occupancy remains resilient with a large renter base in an Urban Core location, according to WDSuite’s CRE market data. Elevated ownership costs in Alameda County support steady renter demand rather than for-sale transitions.
Situated in Fremont’s Urban Core, the neighborhood scores a B+ overall and is competitive among Oakland-Berkeley-Livermore neighborhoods (rank 144 of 469). Daily needs are well served by strong grocery access (96th percentile nationally), while restaurants are present at a solid level. Park, pharmacy, and cafe densities are limited within the immediate neighborhood, so residents rely more on broader Fremont amenities.
Schools average 4.0 out of 5 (84th percentile nationally), adding family appeal for tenants seeking stability and retention. Childcare density is also strong (95th percentile nationally), which supports working households and helps sustain leasing velocity.
For investors, rents in the neighborhood are among the highest nationally (98th percentile for median contract rent), yet the rent-to-income ratio is moderate at the neighborhood level, suggesting manageable affordability pressure that can support retention. Home values are elevated (97th percentile), indicating a high-cost ownership market that tends to reinforce reliance on rental housing and can underpin pricing power when managed carefully.
Renter concentration is high, with 70.8% of housing units renter-occupied (rank 20 of 469; top quartile nationally), indicating a deep tenant base and durable multifamily demand. Neighborhood occupancy is above the national median (70th percentile) with a slight upward multi-year trend, which supports cash flow stability through cycles based on CRE market data from WDSuite.
Demographic statistics within a 3-mile radius show a small decline in population over five years alongside a modest increase in households, pointing to smaller household sizes and steady demand for rental units. Forward-looking projections indicate additional household growth and rising incomes over the next five years, which can expand the local renter pool and support occupancy stability and rent performance.
Safety conditions are mixed but broadly in line with regional peers. The neighborhood sits near the metro middle of the pack (crime rank 224 of 469) and around the national middle overall (50th percentile). Violent offense exposure is less favorable than national averages (around the 31st percentile nationally), warranting standard risk management practices for on-site operations.
A notable positive is momentum: estimated property offense rates declined by roughly 45.8% year over year, a top-tier improvement versus national peers (85th percentile for decline). While conditions vary by block and over time, this improvement trend is a constructive signal for investors monitoring tenant retention and asset operating risk.
Proximity to advanced manufacturing and technology employers supports workforce renter demand and commute convenience for residents, including Sanmina, Synnex, Lam Research (multiple facilities), and Thermo Fisher Scientific.
- Sanmina Corporation — electronics manufacturing (2.6 miles)
- Synnex — technology distribution (3.4 miles) — HQ
- Lam Research - CA9 — semiconductor equipment (3.7 miles)
- Lam Research — semiconductor equipment (4.1 miles) — HQ
- Thermo Fisher Scientific — life sciences tools (4.3 miles)
Fremont’s Urban Core location combines elevated home values with a high share of renter-occupied housing, creating a deep tenant base and reinforcing multifamily demand. Neighborhood occupancy trends sit above national medians with modest improvement, and schools and childcare score well versus national benchmarks, which supports retention for family-oriented renters. According to CRE market data from WDSuite, median rents are among the highest nationally, yet neighborhood rent-to-income levels indicate manageable affordability pressure that can sustain lease performance.
Within a 3-mile radius, households have grown even as overall population edged down, signaling smaller household sizes and ongoing demand for rental units. Forward-looking projections indicate additional household and income growth, which, together with proximity to major technology and life-sciences employers, supports sustained tenant demand. Key risks include limited park and cafe density nearby and safety metrics that trend around the national middle, calling for active asset and tenant-experience management.
- High renter-occupied share supports a deep, durable tenant base
- Occupancy above national median with upward multi-year trend
- Elevated ownership costs reinforce demand for rental housing and pricing power
- Household growth and strong employer proximity support leasing stability
- Risks: limited park/cafe density and mid-pack safety require active management