| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 66th | Fair |
| Amenities | 14th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5107 Norma Way, Livermore, CA, 94550, US |
| Region / Metro | Livermore |
| Year of Construction | 1975 |
| Units | 32 |
| Transaction Date | 1994-05-10 |
| Transaction Price | $1,820,000 |
| Buyer | RED BEAR INC |
| Seller | 32 VINEYARD INVESTORS |
5107 Norma Way, Livermore CA Multifamily Investment
Stabilized neighborhood occupancy and a high-income renter base in Livermore support consistent leasing and retention, according to WDSuite’s CRE market data.
Located in Livermore’s Inner Suburb of Alameda County, 5107 Norma Way sits in a submarket characterized by strong renter demand and limited new supply pressures. Neighborhood occupancy is reported at 98.2%, placing the area in the top quartile nationally and competitive among Oakland–Berkeley–Livermore neighborhoods (132 of 469), based on CRE market data from WDSuite.
Renter-occupied housing makes up roughly one-quarter of neighborhood units, indicating a smaller yet relatively stable tenant pool that can favor longer tenures and steady renewals for well-managed assets. Within a 3-mile radius, household incomes skew high and rent-to-income levels are manageable, supporting pricing power without outsized affordability pressure. Elevated for-sale home values in the neighborhood context reinforce reliance on multifamily options, which can aid lease-up velocity and retention in turn.
Livability is supported by access to parks (stronger than most areas nationally), while immediate walkable retail and cafes are limited within the neighborhood itself. Average school ratings trend slightly above the national median, which can bolster family-oriented renter interest. The property’s 1975 vintage is slightly older than the neighborhood average (1973), pointing to potential value-add or capital planning opportunities to keep finishes and systems competitive versus newer stock.
Demographic statistics aggregated within a 3-mile radius show recent population softness but a projected increase in household counts alongside smaller household sizes. For investors, that combination suggests a larger number of households drawing on multifamily housing over time, supporting occupancy stability and broadening the local renter base, even as per-household composition evolves.
Safety indicators for the neighborhood are mixed relative to broader benchmarks. Compared with neighborhoods nationwide, the area sits below the national median for safety (crime national percentile around the 30th), while violent-offense measures trend closer to midpack. Within the Oakland–Berkeley–Livermore metro, the neighborhood ranks 399 out of 469 for overall crime, indicating safety levels that are below the metro average.
Recent year-over-year estimates point to an uptick in violent incidents alongside moderate property-offense levels. Investors should underwrite with standard risk controls—lighting, access control, and resident screening—and rely on current, property-level operating data rather than block-level assumptions. Trends are best evaluated over multiple periods to understand direction rather than a single-year snapshot, according to WDSuite’s market data.
The employment base within a short drive includes headquarters and major corporate offices across retail, consumer goods, energy, semiconductors, and life sciences—diverse industries that can support renter demand and retention.
- Ross Stores — retail (8.9 miles) — HQ
- The Clorox Company — consumer goods (9.6 miles)
- Chevron — energy (13.6 miles) — HQ
- Lam Research Corporation CA8 — semiconductors (17.6 miles)
- Thermo Fisher Scientific — life sciences (17.7 miles)
The investment case for 5107 Norma Way centers on durable occupancy, high-income households, and the supportive ownership landscape. Neighborhood occupancy is strong by national standards, while elevated for-sale home values and a moderate rent-to-income profile indicate capacity for rent levels that sustain operations without overextending residents. Within a 3-mile radius, forecasts show more households even as average household size declines—conditions that typically expand the renter pool and support leasing stability over time. According to CRE market data from WDSuite, the neighborhood’s income profile and limited immediate retail competition favor well-amenitized properties that emphasize convenience and on-site services.
Constructed in 1975, the asset offers clear value-add and capital planning angles—interior modernization, common-area enhancements, and energy systems—positioning it to compete effectively against newer stock while extracting operational upside. Proximity to diverse corporate employers further reinforces demand depth for a 32-unit community.
- High neighborhood occupancy and a high-income renter base support retention and pricing discipline.
- Elevated ownership costs in the area sustain reliance on multifamily housing, aiding lease stability.
- Household growth with smaller household sizes (3-mile radius) suggests a broader renter pool over time.
- 1975 vintage provides value-add and capital planning opportunities to enhance NOI and competitiveness.
- Risks: below-metro safety ranking, limited immediate walkable retail, and older systems requiring ongoing capex.