| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 71st | Good |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1685 Portola Ave, Livermore, CA, 94551, US |
| Region / Metro | Livermore |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | 2025-05-15 |
| Transaction Price | $5,200,000 |
| Buyer | BLUE RILEY LIMITED PARTNERSHIP |
| Seller | CAMPBELL JANIS |
1685 Portola Ave, Livermore Multifamily Investment
Neighborhood occupancy trends indicate stable renter demand and steady leasing performance, according to WDSuite’s CRE market data. Elevated household incomes in this inner suburb support consistent collections and limit downside during softer cycles.
Located in Livermore’s inner-suburban fabric of the Oakland–Berkeley–Livermore metro, this property sits in a neighborhood that is above the metro median for occupancy, with local apartment occupancy reading strong against national norms. While the immediate neighborhood shows a lower renter-occupied share, the broader 3-mile radius aggregates a deeper tenant base, which supports leasing stability and renewal potential for a 20‑unit asset.
Daily needs are well-served by groceries and parks, which rank competitively at the metro level and test in the higher national percentiles, while cafes and restaurants are comparatively sparse. For investors, this mix typically supports dependable tenant retention for necessity-driven housing, with fewer lifestyle-driven retail pressures.
The asset’s 1988 construction is newer than the neighborhood’s average vintage, which skews to mid‑century stock. That positioning can be advantageous against older comparables, though investors should underwrite routine modernization of common areas and in‑unit finishes as systems age.
Within a 3‑mile radius, incomes are high and median contract rents have grown over the last five years, reinforcing pricing power for well‑maintained units. Forecasts indicate smaller average household sizes and a net increase in households, which can translate into a larger renter pool and support for occupancy and rent levels across the submarket.
Safety indicators compare favorably at the national level. The neighborhood sits in the top quartile nationally for lower violent offense rates, and recent year‑over‑year trends show substantial declines in both violent and property offenses, according to WDSuite’s market data. While property offenses track closer to the national middle, the downward trajectory is a constructive signal for long‑term operations.
As always, investors should assess block‑level variability with on‑site diligence, but the broader pattern suggests conditions that are competitive among Oakland–Berkeley–Livermore neighborhoods and supportive of tenant retention.
Proximity to regional employers underpins demand from professionals seeking commute convenience and stable housing, including Ross Stores, The Clorox Company, Chevron, and multiple Lam Research facilities.
- Ross Stores — corporate offices (6.2 miles) — HQ
- The Clorox Company — corporate offices (7.0 miles)
- Chevron — corporate offices (10.9 miles) — HQ
- Lam Research Corporation CA8 — corporate offices (16.7 miles)
- Lam Research - CA9 — corporate offices (16.8 miles)
1685 Portola Ave is a 20‑unit, 1988‑vintage asset positioned in a high‑income East Bay neighborhood where grocery and park access is strong, occupancy is resilient, and ownership costs are elevated relative to incomes—factors that tend to sustain multifamily demand and support rent collections over time. Based on CRE market data from WDSuite, neighborhood occupancy performs well versus national benchmarks, while the broader 3‑mile radius shows a deeper renter pool that can supplement the immediate area’s lower renter‑occupied share.
The property’s newer‑than‑area vintage provides a competitive edge against older stock, with opportunity for targeted value‑add to common areas and interiors. High home values in Alameda County reinforce renter reliance on multifamily housing, and the asset’s smaller average unit size can appeal to professionals and downsizers seeking quality locations at manageable monthly rents.
- Strong neighborhood occupancy and high‑income profile support rent durability
- 1988 construction offers competitive positioning vs. older local stock with selective upgrade upside
- Elevated home values in the area reinforce multifamily demand and renewal propensity
- Commute access to regional employers supports steady leasing from professional renters
- Risks: lower immediate renter concentration and amenity‑light dining/retail mix may moderate lease‑up velocity; plan for ongoing capex as systems age