| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 76th | Good |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 40860 Ingersoll Ter, Fremont, CA, 94538, US |
| Region / Metro | Fremont |
| Year of Construction | 1987 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
40860 Ingersoll Ter Fremont Multifamily Near Employers
Neighborhood occupancy trends sit in the low-90% range and renter demand is supported by high household incomes, according to WDSuite’s CRE market data. Elevated ownership costs in Fremont reinforce sustained reliance on multifamily housing in this submarket.
The property sits in a Fremont neighborhood rated A- and ranked 81st out of 469 in the Oakland–Berkeley–Livermore metro, placing it in the top quartile among metro neighborhoods. For investors, that ranking signals strong fundamentals relative to local peers rather than outlier risk.
Everyday amenities are a strength: grocery access and restaurant density track in the high national percentiles, and childcare availability ranks near the top of the distribution nationally. By contrast, park and cafe density are limited within the immediate neighborhood, which may modestly constrain lifestyle appeal but is unlikely to impair leasing given the area’s employment draw.
School quality is a notable differentiator, with the neighborhood’s average rating at the top of the metro and in the 100th percentile nationally—an advantage for retention among family renters. Neighborhood occupancy is in the low-90% range, and median asking rents benchmark high nationally; together these indicate durable demand and pricing power, based on CRE market data from WDSuite.
Tenure skews toward renters, with a renter-occupied share near 60% at the neighborhood level—supporting a deeper tenant base for multifamily assets. Within a 3-mile radius, demographics show recent softness in population but stability in household counts, with forecasts pointing to a modest population uptick and a decrease in average household size. That shift typically expands the renter pool and supports occupancy stability even as new leases cycle.
Home values in the neighborhood sit in a high national percentile, and the value-to-income ratio is elevated versus national norms. In practice, this high-cost ownership market tends to sustain rental demand and can support lease retention, while the neighborhood-level rent-to-income ratio near one-fifth suggests manageable affordability pressure for many households.
Safety indicators are mixed when compared nationally. Overall crime sits near the middle of the national distribution (around the 47th percentile for safety), while violent offense metrics track below-average safety levels and property crime measures are weaker. Notably, recent data show a sizable year-over-year improvement in property offense rates, indicating a positive near-term trend, according to WDSuite’s CRE market data.
At the metro scale, the neighborhood’s standing should be viewed as competitive rather than top-tier for safety. Investors may want to incorporate routine security measures and resident engagement into operating plans to support retention and on-site experience.
The location is proximate to a concentrated employment base that supports renter demand and commute convenience, including Sanmina, Lam Research (multiple facilities and HQ), Synnex (HQ), and Thermo Fisher Scientific.
- Sanmina Corporation — electronics manufacturing (2.4 miles)
- Lam Research - CA9 — semiconductor equipment (3.0 miles)
- Lam Research Corporation CA8 — semiconductor equipment (3.2 miles)
- Synnex — IT distribution (3.2 miles) — HQ
- Lam Research — semiconductor equipment (3.4 miles) — HQ
- Thermo Fisher Scientific — scientific instruments (3.5 miles)
This 96-unit asset, built in 1987, is slightly older than the neighborhood’s average vintage. That positioning suggests potential for targeted value-add—kitchen/bath updates, common-area upgrades, or systems modernization—to enhance competitiveness against newer stock, while the submarket’s high-cost ownership environment supports steady renter demand. Neighborhood occupancy trends in the low-90% range, a renter-occupied share near 60%, and strong school ratings point to stable tenancy and retention. According to CRE market data from WDSuite, neighborhood rents benchmark high nationally, aligning with the depth of nearby tech and life-science employment nodes.
Within a 3-mile radius, household counts are projected to grow even as average household size trends down—conditions that typically expand the renter pool and support occupancy stability. Elevated home values relative to incomes in the neighborhood context further reinforce reliance on multifamily housing, while proximity to major employers offers a durable leasing pipeline. Key risks include mixed-but-improving safety indicators and limited park/cafe density, which can be mitigated through on-site amenities and resident programming.
- Employment-adjacent location supports steady leasing and retention
- High-cost ownership market sustains rental demand and pricing power
- 1987 vintage offers value-add and systems modernization potential
- Risk: mixed safety signals and limited park/cafe density; mitigate via on-site amenities and operations