| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 65th | Fair |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1160 Portola Meadows Rd, Livermore, CA, 94551, US |
| Region / Metro | Livermore |
| Year of Construction | 1991 |
| Units | 92 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1160 Portola Meadows Rd Livermore Multifamily Investment
High-cost homeownership in Livermore sustains renter reliance and supports steady leasing, according to WDSuite’s CRE market data. The asset’s suburban location competes on livability and access while benefiting from a deep East Bay employment base.
The property sits in an A-rated suburban neighborhood that ranks 47th of 469 Oakland–Berkeley–Livermore metro neighborhoods, placing it in the top quartile locally. Daily needs are convenient: amenities, restaurants, parks, and pharmacies score in the top quartile nationally, reinforcing livability and supporting resident retention for mid- to upper-tier multifamily.
Occupancy in the neighborhood is strong (around the mid-90s) and above national medians, per commercial real estate analysis from WDSuite. The share of renter-occupied housing units is material at 40.9%, indicating a sizable tenant base and depth of demand for professionally managed apartments. Median advertised rents in the area trend higher than national levels, aligning with the East Bay’s income profile.
Within a 3-mile radius, demographics point to a high-income renter pool and stable demand drivers. While population has edged lower recently, households are projected to increase over the next five years amid smaller average household sizes — a pattern that can sustain absorption and support occupancy stability. School quality trends near the national average, which is competitive for suburban Bay Area locations, and retail/cafe density is comfortably above national norms.
Home values are elevated relative to incomes in the neighborhood (high value-to-income ratio and top-tier home values nationally). For investors, this high-cost ownership market tends to reinforce rental demand and lease retention in well-run assets, particularly for larger floor plans and family-oriented layouts that offer a more accessible monthly payment than purchasing nearby.
Vintage context: the property was built in 1991, a bit older than the neighborhood’s average stock (mid‑1990s). That positioning can support a targeted value‑add or systems modernization plan to improve competitiveness against newer deliveries while keeping capital planning disciplined.
Neighborhood safety metrics are mixed when compared nationally. Overall safety performance trends below the national median (crime percentile in the low 40s), but recent year-over-year declines in both violent and property offenses indicate improvement momentum. Violent offense rates sit below national averages (around the lower third nationally), while property offense rates are weaker (around the bottom decile nationally); both categories, however, have posted noticeable year‑over‑year reductions.
Within the metro, the neighborhood’s crime rank places it below the Oakland–Berkeley–Livermore average, but recent improvement ranks competitively compared with other metro neighborhoods (469 total). For investors, the key takeaway is to underwrite with conservative assumptions, monitor continued trend improvements, and leverage professional management practices that support resident safety and retention.
The East Bay employment base nearby spans retail headquarters, consumer products, energy, and semiconductors — employers that help underpin leasing demand through commuter convenience and income depth.
- Ross Stores — retail HQ (6.3 miles) — HQ
- The Clorox Company — consumer products (7.1 miles)
- Chevron — energy HQ (10.9 miles) — HQ
- Lam Research Corporation CA8 — semiconductors (16.8 miles)
- Lam Research - CA9 — semiconductors (16.8 miles)
1160 Portola Meadows Rd is a 92‑unit, 1991‑vintage suburban asset positioned in a top‑quartile Livermore neighborhood with strong amenity access and above‑median occupancy. Elevated home values in the area support durable renter demand and retention, while household projections within a 3‑mile radius point to more, smaller households — a pattern that can expand the renter pool and support steady absorption.
The 1991 construction is slightly older than the neighborhood average, creating a clear path for selective value‑add or systems upgrades to enhance competitiveness versus mid‑ to late‑1990s stock. According to CRE market data from WDSuite, rent levels and incomes in the area trend well above national benchmarks, suggesting room for operational execution, with prudent underwriting for safety variability and measured population trends.
- Top‑quartile neighborhood fundamentals and amenity access support retention and leasing stability
- High-cost ownership market reinforces renter reliance and pricing power for quality operations
- 1991 vintage offers targeted value‑add and systems modernization potential versus newer stock
- Household growth within 3 miles, despite flat population, expands the tenant base for larger units
- Risk: safety metrics sit below national medians; underwrite for continued improvement and proactive management