| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 71st | Good |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3767 Vineyard Ave, Pleasanton, CA, 94566, US |
| Region / Metro | Pleasanton |
| Year of Construction | 1972 |
| Units | 29 |
| Transaction Date | 1995-01-10 |
| Transaction Price | $1,850,000 |
| Buyer | CRIMSON BEAR LTD |
| Seller | MA MARK SHAO TAI |
3767 Vineyard Ave, Pleasanton Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, with metrics referenced here measured for the surrounding neighborhood rather than the property itself.
Pleasanton’s inner-suburb location combines high-income households with steady rental performance. Neighborhood occupancy is strong and competitive nationally (76th percentile), and renter-occupied housing makes up a meaningful share of units locally (42.8%), indicating a defined tenant base for multifamily assets rather than reliance on marginal demand.
The submarket skews toward a high-cost ownership landscape: neighborhood home values rank in the top percentiles nationally, which tends to sustain reliance on multifamily housing and supports lease retention. Median contract rents run high for the region (93rd percentile nationally), yet rent-to-income sits near the national midpoint, suggesting manageable affordability pressure and room for disciplined pricing power. School quality trends above many peers in the metro (rank 134 among 469 metro neighborhoods), reinforcing family-oriented stability.
Livability amenities are a local strength, with cafes, groceries, parks, and childcare density all testing well above national medians. One gap is limited pharmacy presence within the immediate neighborhood, which may modestly affect convenience but is unlikely to alter demand fundamentals. Construction across the neighborhood skews newer than the subject’s 1972 vintage (average local vintage 1986), pointing to potential value-add positioning via modernization and systems upgrades to remain competitive against younger stock.
Within a 3-mile radius, demographics signal a deep, affluent renter pool: median household income is elevated and has grown materially in recent years, and households are projected to increase even as population trends soften, reflecting smaller household sizes and a larger base of potential renters. These dynamics generally support occupancy stability and measured rent growth for well-managed assets, based on commercial real estate analysis from WDSuite.
Safety conditions in the neighborhood are mixed compared to national norms. Overall crime benchmarks sit slightly below the national median for safety (national percentile around the mid-40s), with violent offense rates also below the national median for safety. Property offenses have trended down notably over the past year according to WDSuite’s data, an encouraging directional signal for investors assessing operational risk.
Within the Oakland-Berkeley-Livermore metro, the neighborhood reads as middle-of-the-pack rather than a clear outlier. Investors should underwrite routine security and lighting best practices and consider resident communications, while noting the recent improvement trend in property incidents that can support retention and leasing stability over time.
A concentration of nearby corporate offices supports weekday traffic and a stable renter base, with commuting access to household products, off-price retail, energy, semiconductors, and IT distribution employers noted below.
- The Clorox Company — household products offices (3.2 miles)
- Ross Stores — off-price retail corporate (3.6 miles) — HQ
- Chevron — energy corporate (8.5 miles) — HQ
- Lam Research — semiconductors (13.2 miles) — HQ
- Synnex — IT distribution (13.2 miles) — HQ
3767 Vineyard Ave is a 29-unit 1972-vintage asset positioned in a high-income Pleasanton neighborhood where multifamily demand is reinforced by elevated ownership costs and above-median neighborhood occupancy. Based on CRE market data from WDSuite, local renter concentration and strong amenity access underpin leasing durability, while the property’s older vintage may offer value-add upside via targeted renovations and systems upgrades to compete with newer stock.
Within a 3-mile radius, households are projected to increase even as overall population eases, indicating smaller household sizes and a potentially expanding renter pool that can support occupancy stability and measured rent growth. High national standing for home values, coupled with rent-to-income near the national midpoint, suggests rental housing remains a practical alternative that can support retention for well-run properties.
- High-cost ownership market supports sustained multifamily demand and lease retention
- Above-median neighborhood occupancy with strong amenity access aids stability
- 1972 vintage presents clear value-add and modernization potential to compete with newer product
- 3-mile household growth and affluent incomes expand the renter base, supporting pricing power
- Risks: older building capex, safety metrics near national median, and limited immediate pharmacy access