| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 78th | Best |
| Amenities | 92nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1654 E Gate Way, Pleasanton, CA, 94566, US |
| Region / Metro | Pleasanton |
| Year of Construction | 2002 |
| Units | 100 |
| Transaction Date | 2023-12-20 |
| Transaction Price | $35,500,000 |
| Buyer | 1552 GATE WAY LLC |
| Seller | WM WILD ROSE LP |
1654 E Gate Way Pleasanton Multifamily Investment
High-cost homeownership in Pleasanton supports steady renter demand and pricing power for well-positioned assets, according to WDSuite’s CRE market data. A 2002 vintage offers competitive positioning versus older neighborhood stock while leaving room for targeted modernization.
Pleasanton’s Inner Suburb location scores an A neighborhood rating and ranks 22 out of 469 in the Oakland–Berkeley–Livermore metro, placing it in the top quartile among metro neighborhoods. For multifamily investors, this signals durable demand drivers anchored by strong amenities, schools, and income profiles rather than short-term momentum.
Amenities are a clear strength: restaurants and cafes are dense for the area (both in the 90th-plus national percentiles), groceries are readily accessible, and parks are abundant (near the top of national comparisons). Average school ratings are also high (top decile nationally), a factor that can support retention for family-oriented renters and reduce turnover volatility.
The submarket is a high-cost ownership environment with home values among the highest nationally. That context reinforces renter reliance on multifamily housing, particularly for households prioritizing commute convenience and flexibility. Within a 3-mile radius, the renter-occupied share is roughly one-third of housing units, indicating a predominantly owner-occupied area; however, elevated ownership costs help sustain a stable tenant base for quality rental product.
Vintage matters: the neighborhood’s average construction year skews older (1970s), while this property’s 2002 build is newer than much of the surrounding stock. That relative youth can enhance competitiveness on finishes, systems, and energy performance, though investors should still plan for selective modernization to meet current renter expectations. Neighborhood NOI per unit trends track in the upper national percentiles, and while occupancy has eased from prior highs, well-located assets in strong amenity corridors typically maintain leasing stability through cycle shifts based on CRE market data from WDSuite.
Safety indicators are mixed relative to regional and national benchmarks. Compared with the 469 neighborhoods in the Oakland–Berkeley–Livermore metro, the neighborhood’s overall crime rank sits below the metro median, indicating more reported incidents than many peer areas. Nationally, however, recent year-over-year trends show improvement, with both violent and property offense rates declining, suggesting momentum in the right direction.
For investors, the takeaways are risk calibration and asset management: positioning, lighting, access controls, and community engagement can help sustain leasing while benefiting from recent downward trends. Use property-level diligence to assess block-by-block conditions rather than relying solely on area-wide averages.
The employment base nearby blends corporate offices and headquarters that support a skilled workforce and bolster renter demand through commute convenience. Key drivers include The Clorox Company, Ross Stores, Chevron, Sanmina, and Thermo Fisher Scientific.
- The Clorox Company — corporate offices (2.6 miles)
- Ross Stores — corporate offices (3.7 miles) — HQ
- Chevron — corporate offices (7.8 miles) — HQ
- Sanmina Corporation — corporate offices (11.3 miles)
- Thermo Fisher Scientific — corporate offices (12.0 miles)
Built in 2002 with 100 units, the property stands newer than much of the surrounding 1970s-era stock, offering a competitive edge on systems and finishes while preserving room for targeted value-add. The neighborhood’s A rating, amenity depth, and top-quartile metro rank indicate durable fundamentals. In a high-cost ownership market with elevated home values, quality rentals can capture households that prefer flexibility or face higher ownership costs—supporting occupancy stability and pricing power over time, based on CRE market data from WDSuite.
Forward-looking demographics within a 3-mile radius point to smaller household sizes and an increase in total households despite a modest population dip, which can expand the renter pool and support leasing. Investors should balance these strengths against affordability pressure (rent-to-income metrics are elevated) and area crime readings that sit below the metro median even as recent trends improve.
- 2002 vintage vs. older neighborhood stock supports competitive positioning with selective modernization upside
- A-rated, top-quartile neighborhood with strong amenities and schools aids retention and lease stability
- High-cost ownership context reinforces multifamily demand and pricing power
- 3-mile household growth and smaller household sizes indicate a broader tenant base to support occupancy
- Risks: affordability pressure (rent-to-income), occupancy softness vs. prior highs, and safety metrics below metro median despite improving trends