| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 65th | Fair |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1137 Portola Meadows Rd, Livermore, CA, 94551, US |
| Region / Metro | Livermore |
| Year of Construction | 1991 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1137 Portola Meadows Rd Livermore Multifamily Investment
Neighborhood occupancy is solid and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. This positioning favors steady leasing in Livermore while leaving room for selective value-add plays.
Livermore’s Portola Meadows area scores an A neighborhood rating and ranks 47th out of 469 across the Oakland–Berkeley–Livermore metro, placing it in the top quartile among metro neighborhoods. Amenity access trends above national medians (cafes, groceries, parks, and restaurants near the top quintile nationally), which typically supports resident retention and day-to-day livability for workforce and professional tenants.
Multifamily fundamentals at the neighborhood level are constructive: the neighborhood occupancy rate is 95.1% (neighborhood metric, not property-specific), and median contract rents sit in a higher national percentile. With median home values far above national norms and a value-to-income ratio in the upper percentiles, ownership remains a high-cost option, which generally sustains reliance on rental housing and supports pricing power for well-maintained product.
Tenure patterns indicate meaningful depth for rentals. Neighborhood renter-occupied share is above many U.S. areas, signaling a tangible base of multifamily demand, while 3‑mile radius demographics show high household incomes and a sizable professional cohort. Within a 3‑mile radius, recent years saw modest population softening and slightly smaller average household sizes, yet households are projected to increase, expanding the addressable renter pool and supporting occupancy stability. These dynamics align with investor expectations for steady demand in suburban Bay Area nodes.
Vintage also matters for competitiveness. The property was constructed in 1991, modestly older than the neighborhood’s average construction vintage. For investors, that can translate to targeted capital planning—exterior refresh, interiors, and building systems—aimed at sharpening positioning versus newer product while capturing value-add upside where returns pencil.
Safety indicators for the neighborhood are mixed and should be monitored in underwriting. Overall crime trends rank in the lower half among 469 metro neighborhoods and sit below the national median. However, recent year-over-year data show improvement, with both property and violent offense rates declining, according to WDSuite’s CRE market data.
For context, property offenses benchmark weaker versus national peers, while violent offense measures track closer to national midrange—both with recent downward movement. Investors may want to factor in security, lighting, and operational practices as part of a proactive asset plan, and revisit trends as new data are released.
Employment access is a core demand driver here, with proximity to major regional employers that support leasing velocity and retention. Nearby corporate nodes include Ross Stores, The Clorox Company, Chevron, Lam Research, and Synnex.
- Ross Stores — retail headquarters (6.36 miles) — HQ
- The Clorox Company — consumer products (7.14 miles)
- Chevron — energy (11.02 miles) — HQ
- Lam Research — semiconductor equipment (17.18 miles) — HQ
- Synnex — IT distribution (17.52 miles) — HQ
This 84‑unit asset in Livermore benefits from strong neighborhood fundamentals—top-quartile standing within the metro, solid neighborhood occupancy, and amenity depth that supports retention. Elevated ownership costs in the area reinforce multifamily demand, while rent-to-income levels suggest room for disciplined revenue management, based on commercial real estate analysis from WDSuite. The 1991 vintage presents a practical path for targeted renovations to enhance competitive positioning against newer stock.
Within a 3‑mile radius, incomes are high and households are projected to increase even as average household size trends smaller—conditions that typically expand the renter base and support stable leasing. Taken together, these factors point to durable demand drivers with measured opportunities for value creation, provided capital plans and operations address property condition and local safety trends.
- Top‑quartile neighborhood within the metro with amenity depth supporting tenant retention
- High-cost ownership market reinforces reliance on rentals and supports pricing power
- Neighborhood occupancy is strong, supporting steady cash flow potential
- 1991 vintage offers targeted value‑add potential through systems and interior upgrades
- Risks: softening population in some measures and mixed safety metrics warrant ongoing monitoring