| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 41st | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21962 Arbor Ave, Hayward, CA, 94541, US |
| Region / Metro | Hayward |
| Year of Construction | 1987 |
| Units | 35 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21962 Arbor Ave Hayward Multifamily Investment
Neighborhood fundamentals point to durable renter demand and above-average occupancy, according to WDSuite’s CRE market data. Position in an Urban Core setting supports leasing stability relative to the broader metro.
Located in Hayward within the Oakland–Berkeley–Livermore metro, the neighborhood carries a B- rating and performs above metro median on several investor-relevant metrics. Neighborhood occupancy trends are strong and sit in the top quartile nationally, supporting income stability for multifamily assets. Renter-occupied share is elevated (top quartile nationally), indicating a deep tenant base and consistent demand for professionally managed units.
Amenities are a local strength: restaurant and grocery density rank among the most competitive in the metro (both in the top decile nationally), with cafés and childcare also above metro median. These concentrations typically aid retention by offering daily-needs convenience near housing. However, limited neighborhood park and pharmacy presence suggests residents may rely on nearby districts for certain services, which investors should consider when positioning amenities on-site.
Home values in the area are high relative to national norms and the value-to-income ratio sits near the top of U.S. neighborhoods, reinforcing renter reliance on multifamily housing and supporting pricing power. Rent-to-income levels are closer to national norms, which can moderate affordability pressure and help sustain lease renewal rates.
Within a 3-mile radius, demographics indicate a stable population outlook with a projected increase in households and slightly smaller household sizes over the next five years. For investors, a larger household count with smaller average size often translates into a broader renter pool and sustained demand for professionally managed apartments, based on commercial real estate analysis benchmarks from WDSuite.
Safety conditions are mixed in this neighborhood context. Compared with neighborhoods nationwide, recent violent and property offense rates track below the national safety percentile, signaling elevated incidents relative to national norms. At the metro level (469 neighborhoods), the area is competitive with mid-pack Oakland–Berkeley–Livermore peers rather than a top performer.
Trend direction is constructive: year-over-year estimates show meaningful declines in both violent and property offenses, indicating recent improvement according to WDSuite’s CRE market data. Investors should monitor whether these improvements persist, and incorporate prudent security design and resident-experience measures into underwriting.
Proximity to a diversified employment base supports renter demand and commute convenience, led by corporate offices across logistics, industrial equipment, energy, consumer products, biopharma, and payments. The list below highlights nearby employers that help underpin leasing fundamentals.
- Ryder — logistics (1.5 miles)
- Caterpillar — industrial equipment offices (2.8 miles)
- Chevron — energy corporate offices (10.2 miles) — HQ
- The Clorox Company — consumer products corporate offices (11.1 miles)
- Gilead Sciences — biopharma (11.8 miles) — HQ
21962 Arbor Ave is a 35-unit, 1987-vintage asset positioned in an Urban Core neighborhood where occupancy is in the top quartile nationally and renter-occupied share is high. The 1987 construction is newer than the neighborhood’s average stock, giving the property a competitive position versus older comparables while still offering scope for targeted system upgrades or unit modernization to drive rent premiums.
High ownership costs and strong neighborhood NOI-per-unit benchmarks (top quartile nationally) indicate resilient renter demand and potential for stable cash flows through cycles. Within a 3-mile radius, projections point to an increase in households and slightly smaller household sizes, which can expand the renter pool and support occupancy stability. According to CRE market data from WDSuite, local amenity density (restaurants, groceries, cafés) is a relative advantage in the metro, though investors should account for softer school ratings and monitor safety trends that, while recently improving, remain a consideration in underwriting.
- Occupancy in the top quartile nationally supports income stability and leasing durability.
- 1987 vintage offers competitive positioning versus older stock with value-add upgrade potential.
- High-cost ownership market underpins renter demand depth and pricing power.
- 3-mile household growth and smaller household sizes expand the renter pool and support retention.
- Risks: lower school ratings and below-national safety percentiles warrant conservative underwriting and resident-experience investments.