| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 78th | Best |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 46711 Crawford St, Fremont, CA, 94539, US |
| Region / Metro | Fremont |
| Year of Construction | 1975 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
46711 Crawford St Fremont Multifamily Investment Thesis
Neighborhood occupancy trends sit in the mid-90s, supporting stable leasing potential according to WDSuite’s CRE market data. Elevated ownership costs in Fremont point to durable renter demand and pricing power for well-positioned assets.
Located in Fremont’s Urban Core, the property sits in a neighborhood rated A- and competitive among 469 Oakland-Berkeley-Livermore metro neighborhoods (ranked 97th). Grocery and pharmacy access are strengths, with the area scoring above the metro median and in high national percentiles, while parks and cafes are comparatively limited—useful context for amenity-driven positioning.
Schools and livability: Neighborhood school quality ranks 1st of 469 metro neighborhoods and sits at the 100th percentile nationally, a differentiator for family-oriented renters and lease retention. Median household incomes are in the upper national percentiles, reinforcing a deep, higher-earning renter base without relying on concessions.
Rents, occupancy, and tenure: Neighborhood occupancy is around the mid-90s and above the national median, per WDSuite. The share of housing units that are renter-occupied is in the minority locally, indicating a smaller but stable multifamily tenant pool; for operators, that typically favors quality operations and targeted marketing over broad concessions.
Demographics within a 3-mile radius: Recent years show a flat overall population trend, but households have increased and forecasts point to more households and smaller average household sizes. For multifamily investors, that combination usually indicates a larger tenant base spread across more households over time, supporting occupancy stability and steady absorption even as household composition shifts.
Asset positioning and vintage: Built in 1975 versus a neighborhood average vintage in the early 1980s, the asset is older than nearby stock. That typically implies thoughtful capital planning and presents value-add or modernization opportunities to stay competitive against newer comparables.
Affordability dynamics: The neighborhood is a high-cost ownership market with elevated home values (top national percentiles). In practice, this supports renter reliance on multifamily housing and can aid lease retention, while rent-to-income levels near the national median suggest manageable affordability pressure for qualified renters.
Relative to 469 Oakland-Berkeley-Livermore metro neighborhoods, this area is competitive on safety (ranked 124th), and it performs above the national median (around the 60th percentile). For investors, that typically supports resident retention and reduces operational friction compared with lower-ranked sub-areas nearby.
According to WDSuite, estimated property and violent offense rates have both declined year over year. While conditions can vary block to block, the directional trend and comparative standing versus the metro and nation provide a constructive backdrop for long-term operations.
Nearby life sciences and semiconductor employers create a strong professional workforce draw and support leasing stability for workforce and executive renters. Key nodes include Thermo Fisher Scientific, Boston Scientific, and multiple Lam Research facilities.
- Thermo Fisher Scientific — life sciences equipment (1.2 miles)
- Boston Scientific - Building 5 — medical devices (1.3 miles)
- Lam Research Corporation CA8 — semiconductor equipment (1.5 miles)
- Lam Research - CA9 — semiconductor equipment (1.8 miles)
- Lam Research — semiconductor equipment (1.8 miles) — HQ
This 20-unit, 1975-vintage asset benefits from a high-income, high-cost ownership neighborhood where renter demand is reinforced by elevated home values and neighborhood occupancy in the mid-90s. Based on CRE market data from WDSuite, the area ranks above the national median on occupancy and safety, while top-ranked schools and proximity to major employers underpin retention and leasing velocity.
Demographic data aggregated within a 3-mile radius shows flat population but growth in households and a forecast for smaller household sizes, which typically expands the effective renter pool and supports steady absorption. As an older asset relative to nearby stock, the property presents value-add and systems modernization opportunities to enhance competitiveness and capture pricing power.
- Occupancy above the national median and strong schools support leasing stability
- High-cost ownership market sustains multifamily demand and retention
- 3-mile data points to more households and smaller sizes, expanding the renter base
- 1975 vintage offers value-add and capital planning upside versus newer comparables
- Risks: limited parks/cafes and a smaller renter-occupied share require targeted marketing and amenity strategy