| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 65th | Fair |
| Amenities | 52nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 851 Las Flores Rd, Livermore, CA, 94551, US |
| Region / Metro | Livermore |
| Year of Construction | 1972 |
| Units | 50 |
| Transaction Date | 1993-10-20 |
| Transaction Price | $400,000 |
| Buyer | WESTERN INVESTMENT NETWORK III |
| Seller | W D INVESTORS I |
851 Las Flores Rd Livermore Multifamily Investment
Neighborhood occupancy has been resilient and ownership costs are elevated for Livermore, supporting renter demand according to WDSuite’s CRE market data. This location offers stable fundamentals with room for value-add at a 1970s-vintage asset.
Situated in Livermore s inner suburb setting within the Oakland Berkeley Livermore metro (469 neighborhoods total), the area posts occupancy that ranks in the top quartile among metro peers and in a high national percentile, pointing to strong leasing stability. Average neighborhood NOI per unit also trends in the top quartile nationally, reflecting durable rent collections and low physical vacancy relative to broader U.S. benchmarks, based on commercial real estate analysis from WDSuite.
Local living patterns favor grocery and childcare access over caf e9 density or pharmacies: grocery and childcare availability compares well versus both the metro and national landscape, while caf e9s and pharmacies are thinner. For investors, this mix typically supports family-oriented renter demand and day-to-day convenience, even if lifestyle retail is less dense nearby.
The building stock in the neighborhood skews newer than this asset the area s average construction year is 1991 which positions a 1972 property for value-add through interior updates and systems modernization. With roughly one-third of housing units renter-occupied at the neighborhood level, depth of the tenant base is adequate for multifamily, and the 3-mile radius tenure mix is similar, supporting ongoing absorption for well-managed communities.
Within a 3-mile radius, demographic statistics show high incomes today and continued income growth ahead, alongside a projected increase in total households and smaller household sizes. Even with a softer near-term population trend, more households can translate into a larger tenant base and support for occupancy and renewal probabilities. Elevated home values in this part of Alameda County indicate a high-cost ownership market, which typically sustains rental demand and pricing power for competitively positioned properties.
Relative to the 469 neighborhoods in the Oakland Berkeley Livermore metro, the neighborhood s crime rank sits in the lower tier, and its national safety percentile is below average. This indicates conditions that warrant standard risk management practices common for Bay Area workforce corridors lighting, access controls, and tenant screening to support resident satisfaction and asset performance.
Property and violent offense estimates have shown recent increases year over year in the surrounding area. Investors should underwrite with conservative assumptions for security and insurance and evaluate on-the-ground trends over time rather than block-level snapshots.
Large corporate employers within commuting range underpin a diversified white-collar and operations workforce, supporting renter demand and retention at stabilized communities. Nearby anchors include Ross Stores, The Clorox Company, Chevron, Lam Research, and Thermo Fisher Scientific.
- Ross Stores retail headquarters (8.4 miles) HQ
- The Clorox Company consumer products (9.3 miles)
- Chevron energy (12.7 miles) HQ
- Lam Research Corporation CA8 semiconductor equipment (18.8 miles)
- Thermo Fisher Scientific life sciences (18.9 miles)
This 50-unit property, built in 1972, sits in a neighborhood with top-quartile metro occupancy and strong national percentile rankings for income and NOI per unit, supporting expectations for steady leasing and collections. The vintage suggests clear value-add potential through interior modernization and selective building system upgrades, which can enhance competitive positioning against the area s generally newer stock.
High ownership costs in Alameda County reinforce reliance on multifamily housing, while within 3 miles the renter pool is supported by high household incomes and a projected rise in total households alongside smaller household sizes both conducive to demand for rental units. According to CRE market data from WDSuite, historical rent growth has been robust here with forward growth expected to be more moderate, favoring disciplined revenue management over aggressive rate setting.
- Occupancy resilience in a top-quartile metro neighborhood supports income stability.
- 1972 vintage presents value-add upside via unit renovations and systems upgrades.
- High-cost ownership market bolsters renter demand and renewal prospects.
- 3-mile outlook shows more households and smaller household sizes, expanding the tenant base.
- Risks: below-average safety metrics and moderating rent growth warrant conservative underwriting and proactive property management.