| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 65th | Fair |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2401 Portola Ave, Livermore, CA, 94551, US |
| Region / Metro | Livermore |
| Year of Construction | 1990 |
| Units | 32 |
| Transaction Date | 1993-12-21 |
| Transaction Price | $1,029,000 |
| Buyer | PORTOLA LIVERMORE LLC |
| Seller | SHAW 1989 REVOCABLE TRUST |
2401 Portola Ave, Livermore Multifamily Investment
High-cost ownership dynamics in Livermore support renter demand and lease retention, according to WDSuite’s CRE market data, positioning this 32-unit asset for steady, needs-based tenancy.
The property sits in an A-rated, suburban neighborhood that ranks in the top quartile among 469 metro neighborhoods, per WDSuite. Amenity access is similarly strong (top quartile metro rank), with grocery, parks, and daily services close enough to support convenience-driven leasing. Restaurant and café density trends above national baselines, reinforcing lifestyle appeal that helps with marketing and renewals.
Neighborhood occupancy is above many U.S. neighborhoods, while the local renter-occupied share (about two-fifths of units) is competitive among Oakland–Berkeley–Livermore neighborhoods. For investors, that points to a durable, mid-depth tenant base rather than a transient, highly cyclical pool. Average school ratings sit modestly above national norms, which can aid family-oriented retention strategies.
Home values rank near the top nationally, and the value-to-income ratio is elevated relative to U.S. norms. In practice, this high-cost ownership market sustains reliance on rentals and can support pricing power. At the same time, WDSuite data indicate rent-to-income levels are manageable compared with many metros, which helps limit affordability pressure and supports lease stability.
The asset’s 1990 vintage is slightly older than the neighborhood’s average construction year. That age gap signals potential value-add through common-area refreshes, in-unit updates, or systems modernization—tactics that can sharpen competitive positioning against newer stock without overbuilding the capital plan.
Safety indicators for the neighborhood are mixed. Overall crime ranks below the metro median (301 out of 469), and national percentiles indicate conditions are weaker than the U.S. median. However, WDSuite data show year-over-year improvement: both violent and property offenses have been trending down, with improvement rates that are better than many neighborhoods nationwide. Investors should underwrite to current conditions while noting the recent directional gains.
Nearby employers represent a diverse white‑collar base that supports commuter demand and lease retention, including discount retail headquarters, consumer products, energy, semiconductor equipment, and life sciences—specifically the firms listed below.
- Ross Stores — discount retail HQ (6.6 miles) — HQ
- The Clorox Company — consumer products (7.3 miles)
- Chevron — energy (11.2 miles) — HQ
- Lam Research Corporation CA8 — semiconductor equipment (16.8 miles)
- Thermo Fisher Scientific — life sciences (16.9 miles)
This 32-unit property benefits from strong neighborhood fundamentals and a resilient tenant base. Occupancy in the area trends above many U.S. neighborhoods, and elevated home values reinforce renter reliance on multifamily housing—factors that can support steady absorption and renewal velocity. According to CRE market data from WDSuite, rent burdens are comparatively manageable for the area, which can aid retention and reduce turnover costs.
The 1990 vintage is modestly older than the local average construction year, suggesting practical value-add potential through targeted interior and building-systems updates. Within a 3‑mile radius, household counts are projected to increase even as average household sizes decline, indicating more households—and potentially a broader renter pool—to support occupancy stability over time. Key risks to underwrite include safety metrics that trail metro leaders (despite recent improvement) and signs of softening in the neighborhood’s five-year occupancy trend.
- High-cost ownership market supports sustained rental demand and pricing power
- Neighborhood occupancy above many U.S. areas supports leasing stability
- 1990 vintage offers actionable value-add and systems modernization potential
- Diverse nearby employers underpin commuter demand and renewals
- Risks: safety metrics below metro leaders and recent softening in occupancy