| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Poor |
| Demographics | 74th | Good |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4601 Gerrilyn Way, Livermore, CA, 94550, US |
| Region / Metro | Livermore |
| Year of Construction | 1994 |
| Units | 104 |
| Transaction Date | 2012-07-25 |
| Transaction Price | $26,000,000 |
| Buyer | Oak Gerrilyn 2010 LLC |
| Seller | La Vina Apartments, LLC |
4601 Gerrilyn Way, Livermore CA Multifamily Investment
Neighborhood occupancy sits in the low-90s with a high-income renter base and elevated ownership costs that tend to sustain rental demand, according to WDSuite’s CRE market data.
Located in Livermore’s inner suburban fabric of the Oakland–Berkeley–Livermore metro, the neighborhood is competitive among 469 metro neighborhoods (ranked 146), with livability supported by strong schools and everyday amenities. School quality trends in the top quartile nationally, an attribute that often supports retention for family renters.
Amenity access skews favorable for daily needs: grocery and parks score in the upper national percentiles, restaurants are solidly above average, while pharmacies and cafes are limited. For investors, this mix supports day‑to‑day convenience without relying on destination retail.
The area’s housing stock is older on average (1971), and this 1994 asset is newer than much of the competitive set—typically a plus for leasing and operating costs—though investors should still plan for system updates or selective modernization. Neighborhood occupancy hovers around the low‑90% range, roughly near national mid‑percentiles, indicating generally steady demand without overheating.
Within a 3‑mile radius, demographics show high household incomes and elevated home values (both near the top of national distributions). That high‑cost ownership market can reinforce reliance on multifamily. Renter‑occupied share within this radius is about one‑third of housing units, indicating a meaningful tenant base while still competing with ownership options. Population has edged down recently, but WDSuite’s data also indicate smaller household sizes alongside a projected increase in households over the next five years—factors that can expand the renter pool even if headcounts are flat.
Safety indicators are mixed. Compared with neighborhoods nationwide, the area sits below the median for safety, and within the Oakland–Berkeley–Livermore metro its crime rank places it below the metro median among 469 neighborhoods. However, property offense trends have improved year over year, a constructive signal to monitor rather than a conclusion.
For underwriting, a practical approach is to benchmark against nearby suburban submarkets and track trend direction. WDSuite’s metrics suggest recent improvement in property incidents alongside less favorable violent‑crime positioning; investors may want to incorporate security design and community‑engagement line items to support leasing and retention.
Proximity to major corporate employers supports a deep commuter tenant base, with roles spanning retail headquarters, consumer goods, energy, semiconductor equipment, and life sciences.
- Ross Stores — retail headquarters (8.6 miles) — HQ
- The Clorox Company — consumer goods (9.3 miles)
- Chevron — energy (13.3 miles) — HQ
- Lam Research Corporation CA8 — semiconductor equipment (17.5 miles)
- Thermo Fisher Scientific — life sciences (17.5 miles)
Built in 1994 and comprising 104 units, the property competes well against an older neighborhood stock, offering relative durability with potential for targeted value‑add to modernize interiors and building systems. High household incomes and elevated home values in the surrounding area support multifamily demand and lease retention, while neighborhood occupancy near the national mid‑percentiles points to stable, not overheated, fundamentals.
According to CRE market data from WDSuite, the neighborhood scores well for schools and everyday amenities—both helpful for family‑oriented renter retention—while employer access across retail HQ, consumer goods, energy, semiconductors, and life sciences underpins a diversified commuter base. Forward‑looking household growth alongside smaller household sizes within a 3‑mile radius suggests a larger renter pool over time, though leasing strategies should account for competition from ownership.
- 1994 vintage offers relative competitiveness versus older local stock with selective value‑add upside
- High incomes and elevated home values reinforce depth of qualified renters and support pricing power
- Stable neighborhood occupancy and top‑quartile school positioning aid tenant retention
- Diversified nearby employers across retail, consumer goods, energy, semiconductors, and life sciences support leasing demand
- Risks: below‑median safety metrics and competition from ownership options require prudent underwriting and asset management