| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 75th | Good |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4400 Hansen Ave, Fremont, CA, 94536, US |
| Region / Metro | Fremont |
| Year of Construction | 1972 |
| Units | 108 |
| Transaction Date | 2015-05-05 |
| Transaction Price | $2,300,000 |
| Buyer | MARYLUE C TIMPSON 1999 TRUST |
| Seller | COUNTRY CLUB OWNER LLC |
4400 Hansen Ave Fremont Multifamily Investment Opportunity
Stabilized renter demand and high-cost homeownership in the surrounding neighborhood support consistent leasing, according to WDSuite’s CRE market data. This asset’s Fremont location offers durable fundamentals for investors seeking income resilience.
The property sits within an A-rated neighborhood that ranks in the top quartile among 469 Oakland-Berkeley-Livermore neighborhoods, per WDSuite’s CRE market data. Neighborhood occupancy is 95.8%, pointing to steady leasing conditions at the neighborhood level rather than the property specifically.
Renter-occupied housing accounts for roughly 52.7% of neighborhood units, indicating a deep tenant base that supports multifamily demand. Elevated home values (95th percentile nationally) signal a high-cost ownership market, which tends to sustain reliance on rental housing and can aid lease retention.
Day-to-day convenience is strong: restaurant density ranks near the top of the metro and nationally, and grocery and pharmacy access also score in the top quartile locally. Park and café density are more limited, a consideration for lifestyle positioning and amenity programming.
Within a 3-mile radius, household counts have risen while average household size has edged lower, and incomes have grown materially. This combination expands the renter pool and supports occupancy stability. Median contract rents in the area are elevated relative to most U.S. neighborhoods, yet the rent-to-income ratio skews lower than national norms, which can reduce affordability pressure and support retention.
Built in 1972, the asset is older than the neighborhood’s average construction year (1986). Investors should underwrite ongoing capital needs and consider value-add or modernization to enhance competitiveness against newer stock.
Neighborhood safety trends are mixed but improving. Overall crime conditions score above the national median and are competitive among Oakland-Berkeley-Livermore neighborhoods. Importantly, WDSuite data shows year-over-year declines in both property offenses (-52.1%) and violent offenses (-29.9%), which is a constructive directional signal for long-term risk assessment.
As with any urban core location, performance can vary by block and over time. Investors should align operating practices with local patterns and monitor trend data as part of ongoing risk management.
Nearby corporate offices create a broad employment base that supports workforce housing demand and convenient commutes for residents. Key employers in close proximity include Sanmina, Synnex, and multiple Lam Research facilities.
- Sanmina Corporation — electronics manufacturing (3.7 miles)
- Synnex — technology distribution (4.4 miles) — HQ
- Lam Research - CA9 — semiconductor equipment (5.2 miles)
- Lam Research — semiconductor equipment (5.4 miles) — HQ
- Lam Research Corporation CA8 — semiconductor equipment (5.4 miles)
This 108-unit Fremont asset benefits from neighborhood-level stability and a renter pool supported by high ownership costs and strong incomes. Neighborhood occupancy is 95.8%, and renter-occupied share sits just over half of units, both indicating depth of demand and potential for durable cash flow. According to CRE market data from WDSuite, local amenity access is strong for daily needs and dining, reinforcing location appeal for tenants.
Constructed in 1972, the property is older than the area’s average vintage, suggesting a clear value-add path through targeted renovations and system upgrades to remain competitive against newer supply. Within a 3-mile radius, rising household counts alongside smaller household sizes and income growth point to a larger tenant base over time, supporting occupancy stability and measured rent progression, while the high-cost ownership landscape underscores multifamily’s role in the housing mix.
- Neighborhood occupancy and renter concentration support stable leasing
- High ownership costs reinforce reliance on rental housing and retention
- 1972 vintage offers value-add and modernization upside to enhance competitiveness
- Strong nearby employment base supports demand and reduces commute friction
- Risk: limited park/café density and an older physical plant require amenity planning and ongoing capex