| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 41st | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21631 Garden Ave, Hayward Acres, CA, 94541, US |
| Region / Metro | Hayward Acres |
| Year of Construction | 1990 |
| Units | 31 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21631 Garden Ave Hayward Acres Multifamily Investment
Neighborhood occupancy remains resilient and renter demand is deep, according to WDSuite’s CRE market data, with renter-occupied units forming a majority share locally. Elevated ownership costs in Alameda County further support multifamily retention and leasing stability in this Urban Core pocket.
Located in the Oakland-Berkeley-Livermore metro, the Hayward Acres neighborhood shows solid operating fundamentals for multifamily. Neighborhood occupancy is in the top quartile nationally, and the renter-occupied share is among the stronger concentrations in the metro (top quartile among 469 neighborhoods), pointing to a sizable tenant base and stable leasing.
Daily-life amenities are a relative strength: restaurants and grocery access rank competitive among metro neighborhoods and test well versus national benchmarks (restaurants and groceries both in the upper national percentiles). This supports resident convenience and reduces friction for lease retention, which matters in an Urban Core location with commuting optionality.
Home values in the neighborhood test high versus the nation, and the value-to-income ratio ranks in the upper national percentiles. In investor terms, this is a high-cost ownership market that tends to reinforce reliance on rental housing, supporting pricing power and limiting move-outs to ownership. Rent-to-income sits near levels that warrant active lease management to limit affordability pressure.
Construction in the neighborhood skews older (average vintage 1973). With a 1990 build, the subject should compete well versus older stock while still benefiting from targeted modernization or systems updates to sustain occupancy and rent positioning. School ratings are weaker (lower national percentile), a factor to monitor for family retention; however, strong amenity access and diversified age cohorts within the 3-mile radius can offset some of that drag for workforce renters.
Within a 3-mile radius, demographics indicate a broadly stable population with modest household growth projected alongside a gradual reduction in average household size. This combination typically expands the renter pool and supports occupancy stability, while rising household incomes and forecast rent growth provide room for disciplined revenue management.
Safety indicators are mixed. The neighborhood sits below the national median for safety (crime percentile around the mid-40s) and trends below the metro median (ranked in the lower half among 469 metro neighborhoods). That said, recent year-over-year declines in both property and violent offense estimates suggest improvement momentum—useful context for underwriting assumptions and security planning.
Investors should frame safety as a comparative and trending metric rather than a block-level assertion. Monitoring continued improvement, along with onsite measures and resident engagement, can help sustain leasing and limit turnover costs relative to peer submarkets.
Proximity to diversified corporate employers supports workforce housing demand and commute convenience. Notable nearby offices include Ryder and Caterpillar, with additional anchors such as Chevron, Gilead Sciences, and Visa within a broader regional commute shed.
- Ryder — logistics (1.4 miles)
- Caterpillar — industrial equipment offices (2.7 miles)
- Chevron — energy (10.4 miles) — HQ
- Gilead Sciences — biopharma (11.6 miles) — HQ
- Visa — payments (11.8 miles) — HQ
This 31-unit, 1990-vintage property aligns with neighborhood demand fundamentals. The area’s occupancy measures in the upper national percentiles and renter-occupied share sits in the top quartile among the Oakland-Berkeley-Livermore metro’s 469 neighborhoods, pointing to a durable tenant base. With neighborhood housing stock averaging 1973, the asset’s newer vintage provides relative competitiveness versus older properties while leaving room for targeted value-add to modernize interiors and common areas. High home values and an elevated value-to-income ratio frame a high-cost ownership market that typically sustains multifamily demand and supports rent integrity.
Within a 3-mile radius, projections call for more households and slightly smaller average household sizes, which often translate into renter pool expansion and support for occupancy stability. Median incomes are projected to grow alongside rents, enabling disciplined revenue management when paired with amenity access that is competitive among metro peers. According to CRE market data from WDSuite, these dynamics, combined with diversified nearby employers, underpin steady long-term demand with manageable execution risks around safety and schools.
- Upper-percentile neighborhood occupancy and strong renter concentration support leasing stability
- 1990 vintage competes well versus older local stock with selective value-add upside
- High-cost ownership market reinforces multifamily demand and pricing power
- 3-mile household growth and rising incomes bolster long-term renter demand
- Risks: below-median safety and weaker school ratings require proactive management