| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 67th | Fair |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 35660 Haley St, Newark, CA, 94560, US |
| Region / Metro | Newark |
| Year of Construction | 1985 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
35660 Haley St Newark CA Multifamily Opportunity
Inner-suburban Newark shows tight neighborhood occupancy and resilient renter demand, according to WDSuite s CRE market data, supporting stable performance for well-managed assets. Pricing power is tempered by an upscale ownership market, making disciplined operations a key driver.
Newark s Inner Suburb location combines strong employment access with day-to-day livability. Caf e9 and restaurant density ranks competitive among Oakland Berkeley Livermore neighborhoods (469 total), while parks are similarly plentiful; these amenities align with a convenience-oriented tenant profile. Immediate grocery and pharmacy options are thinner within the neighborhood, so residents often rely on nearby corridors for essentials, a consideration for leasing narratives and retention.
Neighborhood occupancy sits above the metro median (rank relative to 469 metro neighborhoods), and has trended upward over the past five years, pointing to demand resiliency. Median contract rents benchmark in the top decile nationally, but rent-to-income is around the national middle, suggesting affordability pressure is manageable for the area s income profile. Elevated home values (top decile nationally) indicate a high-cost ownership market, which can reinforce renter reliance on multifamily housing and support lease stability.
Schools average roughly 4 out of 5 and place in the upper national tier, a family-friendly signal that can aid retention. Demographics aggregated within a 3-mile radius show very high household incomes and a renter share near one-third of occupied units, offering a sizable tenant base for quality apartments.
Against metro peers (469 neighborhoods), Newark s overall neighborhood rating is B+, with housing and amenity measures generally above metro median and national percentiles skewing favorable. For investors, the mix of high incomes, strong occupancy, and competitive amenities underscores durable fundamentals, though the limited immediate grocery/pharmacy mix and premium rent levels call for attentive leasing and service positioning.
Safety indicators present a mixed but improving picture. The neighborhood s crime ranking sits on the higher-exposure side within the Oakland Berkeley Livermore metro (measured against 469 neighborhoods), yet national percentiles indicate performance above the U.S. median, and both property and violent incidents show notable one-year declines. For investors, this points to conditions that are better than many areas nationally, with recent trendline improvements that can support leasing and retention narratives.
Proximity to major tech, manufacturing, and life sciences employers supports a deep commuter tenant base and underpins weekday leasing stability. The names below reflect the nearby employment anchors most relevant to workforce and professional renters.
- Sanmina Corporation electronics manufacturing (4.9 miles)
- Synnex technology distribution (5.2 miles) HQ
- Lam Research semiconductor equipment (6.5 miles) HQ
- Facebook technology (6.7 miles) HQ
- Caterpillar industrial equipment offices (6.9 miles)
This 28-unit asset benefits from Newark s high-income tenant base, metro-competitive amenities, and neighborhood occupancy that sits above the metro median. Elevated ownership costs and strong household incomes sustain multifamily demand, while rent-to-income near the national midpoint supports retention. According to CRE market data from WDSuite, neighborhood occupancy has strengthened over the past five years, reinforcing an underwriting case centered on stability rather than outsized growth.
Forward-looking dynamics within a 3-mile radius show smaller average household sizes and an increase in total households over time, expanding the renter pool even as population growth moderates. The combination of deep employment access and strong school ratings provides additional support for leasing and renewal performance, provided management addresses the area s limited immediate grocery/pharmacy mix with service conveniences and resident engagement.
- Occupancy above metro median with positive 5-year trend, supporting income stability.
- High household incomes and elevated home values underpin durable renter demand.
- Amenity access (parks, dining, caf e9s) competitive among metro peers aids leasing.
- Renter share near one-third within 3 miles provides a meaningful tenant base.
- Risk: Limited immediate grocery/pharmacy options and premium rent levels require attentive leasing and resident services.