| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 62nd | Fair |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 425 E 18th St, Oakland, CA, 94606, US |
| Region / Metro | Oakland |
| Year of Construction | 1972 |
| Units | 81 |
| Transaction Date | 2012-04-27 |
| Transaction Price | $5,750,000 |
| Buyer | OAK 425 E 18TH LLC |
| Seller | 425 E 18TH STREET ASSOCIATES LP |
425 E 18th St Oakland Multifamily Investment
Positioned in Oakland’s urban core, this 81-unit, 1972-vintage asset benefits from a high renter concentration and a high-cost ownership market that helps sustain rental demand, according to WDSuite’s CRE market data.
The property sits in an Urban Core neighborhood rated B+ and ranked 163 of 469 within the Oakland-Berkeley-Livermore metro, making it competitive among metro peers. Neighborhood occupancy is roughly at the metro midpoint, and a high renter concentration (about 75% of housing units renter-occupied) points to a deep tenant base that supports leasing continuity for multifamily operators.
Daily needs are well served: grocery and pharmacy access are top quartile nationally, and restaurant density is also strong. Park space and cafes are limited within the neighborhood footprint, which may temper some lifestyle appeal; investors often offset this with on-site amenities to bolster retention.
Within a 3-mile radius, demographics indicate recent population growth and a larger increase in households, with forecasts showing continued renter pool expansion by 2028. Rising incomes and projected rent growth support long-term pricing power, though a higher rent-to-income environment at the neighborhood level suggests careful lease management and renewal strategies. These dynamics are consistent with commercial real estate analysis for mature Bay Area submarkets and are supported by WDSuite’s datasets.
Vintage context matters: the neighborhood’s average construction year skews older (1930s era), so this 1972 property is newer than much of the surrounding stock. That relative positioning can be a leasing advantage while still leaving room for targeted renovations or system upgrades to enhance competitiveness and support value-add execution.
Average school ratings trail national norms, which may shift unit mix appeal toward singles and couples. Elevated home values compared to national levels reinforce renter reliance on multifamily housing, supporting demand depth even as schools and park access present mixed signals.
Neighborhood safety indicators are mixed versus national benchmarks. Overall crime is near the metro midpoint and competitive among some Oakland-Berkeley-Livermore neighborhoods (257 of 469), while property and violent offense rates remain below national safety norms. Notably, year-over-year trends show substantial improvement, with both property and violent offenses declining at a pace that compares favorably to national improvements.
For investors, the takeaway is directional: conditions have improved, which can support leasing and retention if progress continues, yet underwriting should still reflect neighborhood-level risks rather than block-level assumptions.
Proximity to established corporate offices underpins renter demand through commute convenience and a diversified white-collar employment base. Nearby anchors include Clorox, Gap, Charles Schwab, Salesforce, and PG&E.
- Clorox — household products (1.2 miles) — HQ
- Gap — apparel retail (7.7 miles) — HQ
- Charles Schwab — financial services (7.8 miles) — HQ
- Salesforce.com — enterprise software (7.9 miles) — HQ
- PG&E Corp. — utilities (8.0 miles) — HQ
425 E 18th St offers an 81-unit footprint in a renter-heavy Oakland submarket where elevated ownership costs reinforce multifamily demand. Within a 3-mile radius, population has grown and households have increased with projections for further renter pool expansion by 2028, supporting occupancy stability and pricing power over the long term. According to CRE market data from WDSuite, neighborhood occupancy trends are near the metro midpoint, while the high renter-occupied share indicates depth of demand for well-managed properties.
The 1972 vintage is newer than much of the surrounding housing stock, offering relative competitiveness with clear value-add pathways via targeted renovations and system upgrades. Counterbalancing factors include safety metrics that trail national norms and a higher rent-to-income landscape, both of which call for disciplined lease management and amenity programming to sustain retention.
- High renter concentration and elevated ownership costs sustain multifamily demand
- Household growth within 3 miles supports a larger tenant base and leasing durability
- 1972 vintage newer than area average, with value-add potential via targeted upgrades
- Neighborhood amenities strong for groceries, pharmacies, and dining, aiding retention
- Risks: below-national safety norms and higher rent-to-income require active lease management