| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 91st | Best |
| Demographics | 70th | Good |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 41111 Blacow Rd, Fremont, CA, 94538, US |
| Region / Metro | Fremont |
| Year of Construction | 1978 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
41111 Blacow Rd, Fremont CA Multifamily Investment
Tight neighborhood occupancy and high household incomes point to durable renter demand, according to WDSuite’s CRE market data. With elevated ownership costs in Fremont, well-positioned units can sustain pricing while focusing on retention and lease stability.
Located in Fremont’s Urban Core, the property sits in a neighborhood rated B+ that is above the metro median (rank 147 of 469), with occupancy conditions that are exceptionally tight (neighborhood occupancy is ranked 1st of 469), supporting consistent leasing performance for stabilized assets. Renter-occupied housing accounts for a meaningful share of units (around the mid‑40% range), indicating depth in the tenant base and steady multifamily demand.
Daily essentials are accessible, with grocery access competitive among Oakland–Berkeley–Livermore neighborhoods (around the 75th percentile nationally), and parks density in the top decile nationwide. Childcare availability is particularly strong (top national percentile), while immediate café/restaurant and pharmacy density is thinner, so residents may rely on nearby nodes for dining and services.
School quality trends favor family renters, with an average rating near 4 out of 5 that places the neighborhood in the upper national percentiles. Home values are elevated relative to incomes, a high‑cost ownership backdrop that tends to reinforce reliance on multifamily housing and support pricing power for competitively positioned assets.
Demographic statistics are aggregated within a 3‑mile radius. Recent years show a modest population dip alongside smaller household sizes, yet projections indicate population growth and a sizable increase in household counts by 2028—conditions that typically expand the renter pool and support occupancy stability. High median and mean household incomes in the area also align with the rent levels observed, reducing affordability pressure (rent‑to‑income ratios around the high‑teens), which can aid retention and renewal outcomes.
Vintage matters: the property was built in 1978, older than the neighborhood’s average 1992 construction. Investors should plan for ongoing capital needs and consider value‑add or modernization strategies to remain competitive against newer stock.
Neighborhood safety trends are favorable in a metro context, with crime levels ranking among the safer areas (rank 16 out of 469 Oakland–Berkeley–Livermore neighborhoods). Nationally, the area sits in the upper percentiles for safety, indicating comparatively lower incidents than many U.S. neighborhoods.
Property and violent offense indicators also show notable year‑over‑year improvement, positioning the neighborhood above metro averages and within the top quartile nationally. As always, investors should evaluate property‑level security measures and recent local enforcement trends as part of due diligence rather than relying solely on neighborhood metrics.
Nearby corporate offices help underpin renter demand through commute convenience and a diversified employment base, including Sanmina, Synnex, and multiple Lam Research offices. These employers collectively support leasing stability for workforce and professional tenants in the immediate area.
- Sanmina Corporation — corporate offices (1.1 miles)
- Synnex — corporate offices (1.8 miles) — HQ
- Lam Research - CA9 — corporate offices (2.1 miles)
- Lam Research Corporation CA8 — corporate offices (2.3 miles)
- Lam Research — corporate offices (2.4 miles) — HQ
The investment case centers on durable renter demand, supported by a neighborhood with top‑ranked occupancy conditions and high local incomes. Elevated home values in Fremont create a high‑cost ownership market that tends to sustain reliance on rentals, aiding lease‑up and renewal performance for well‑maintained assets. Based on CRE market data from WDSuite, the neighborhood’s renter concentration and competitive amenities (notably parks and childcare) align with stable absorption and retention.
Built in 1978, the property is older than nearby stock on average, which suggests planning for capital improvements and potential value‑add to enhance competitiveness against 1990s‑and‑newer assets. Within a 3‑mile radius, projections point to population growth and a notable increase in households by 2028, implying a larger tenant base even as household sizes edge lower—both supportive of occupancy stability over time.
- Tight neighborhood occupancy and high incomes support steady leasing
- High-cost ownership environment reinforces rental demand and pricing power
- Forecast growth in households within 3 miles expands the renter pool
- Value‑add potential given 1978 vintage relative to newer competitive stock
- Consider amenity trade‑offs (limited immediate dining/pharmacy) and ongoing capex as underwriting risks