| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 67th | Fair |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 35731 Bettencourt St, Newark, CA, 94560, US |
| Region / Metro | Newark |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
35731 Bettencourt St Newark Multifamily Investment
This 20-unit property benefits from exceptionally high neighborhood occupancy rates at 98.4% and strong income demographics, with the area ranking in the top quartile nationally for household income according to CRE market data from WDSuite.
This Newark neighborhood demonstrates strong fundamentals for multifamily investment, ranking 166th among 469 metro neighborhoods with a B+ overall rating. The area shows exceptional occupancy stability at 98.4%, ranking in the 91st percentile nationally and indicating robust rental demand. With median household income of $186,065 and ranking in the 98th percentile nationally, the demographic profile supports sustainable rent collection and tenant retention.
The property's 1985 construction year aligns with the neighborhood average of 1983, indicating consistent building stock that may present value-add renovation opportunities for investors seeking to modernize units. Demographics within a 3-mile radius show a wealthy tenant base with median household income of $171,768, though population has declined slightly by 4.1% over five years. However, forecasts project household count growth of 34.9% through 2028, suggesting expanding renter demand.
Rental housing comprises 18% of area units, below metro norms but creating scarcity value for existing multifamily properties. High home values with a median of $1,189,435 and elevated ownership costs sustain rental demand, as elevated ownership costs limit accessibility to homeownership. The rent-to-income ratio of 0.16 indicates manageable affordability for the high-income tenant base, supporting lease retention and renewal rates.
Amenity access shows mixed results, with strong restaurant and cafe density but limited grocery and pharmacy options within the immediate area. School ratings average 4.0 out of 5, ranking in the 84th percentile nationally, which appeals to family renters and supports longer-term tenancy stability.
The neighborhood demonstrates favorable safety trends for multifamily investors, ranking 47th among 469 metro neighborhoods for overall crime metrics and achieving the 71st percentile nationally. Violent crime rates are particularly low at 10.3 incidents per 100,000 residents, placing the area in the 69th percentile compared to neighborhoods nationwide.
Property crime trends show improvement, with rates declining 59.4% year-over-year, ranking in the 92nd percentile nationally for crime reduction. This positive trajectory supports tenant retention and can contribute to stable occupancy rates. The combination of low baseline crime levels and improving trends creates a favorable environment for long-term multifamily investment.
The property benefits from proximity to major technology and manufacturing employers that support workforce housing demand in the East Bay.
- Sanmina Corporation — electronics manufacturing (4.8 miles)
- Synnex — technology distribution (5.2 miles) — HQ
- Lam Research — semiconductor equipment (6.5 miles) — HQ
- Facebook — technology (6.6 miles) — HQ
- Caterpillar — industrial equipment (6.9 miles)
This 20-unit Newark property offers compelling fundamentals anchored by exceptional neighborhood occupancy rates of 98.4% and a high-income tenant base with median household income in the 98th percentile nationally. The 1985 construction year presents value-add renovation opportunities to capture upside in a market where elevated home values sustain rental demand. Proximity to major technology employers including Facebook and Lam Research headquarters supports workforce housing demand and tenant stability.
Demographic projections show household growth of 34.9% through 2028, expanding the potential renter pool despite recent population declines. The favorable rent-to-income ratio of 0.16 indicates strong affordability for the wealthy tenant base, supporting lease retention and renewal rates. However, investors should consider the limited grocery and pharmacy access in the immediate area and the relatively small 18% rental housing share, which may constrain comparable rent growth.
- Exceptional 98.4% neighborhood occupancy rate ranking in 91st percentile nationally
- High-income demographics with median household income of $186,065
- Value-add potential with 1985 construction year and renovation upside
- Proximity to major tech employers supports workforce housing demand
- Limited amenity access and low rental housing share may constrain rent growth