| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 71st | Good |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3773 Vineyard Ave, Pleasanton, CA, 94566, US |
| Region / Metro | Pleasanton |
| Year of Construction | 1972 |
| Units | 28 |
| Transaction Date | 1995-01-10 |
| Transaction Price | $1,800,000 |
| Buyer | CRIMSON BEAR LTD |
| Seller | MA MARK SHAO TAI |
3773 Vineyard Ave, Pleasanton CA Multifamily Investment
Neighborhood occupancy is solid and renter demand is reinforced by a high-cost ownership market, according to WDSuite’s CRE market data. This positioning supports stable leasing fundamentals for a 28-unit asset in an Inner Suburb location.
Pleasanton’s Inner Suburb setting scores an A neighborhood rating and ranks 63rd among 469 Oakland–Berkeley–Livermore metro neighborhoods, placing it in the top quartile locally. Amenity depth is competitive, with cafes, childcare, parks, and restaurants tracking in the upper national percentiles, while pharmacy access is a noted gap. For investors, this mix points to daily-life convenience that can aid retention, with a specific opportunity to compete on services that offset the pharmacy shortfall.
Neighborhood occupancy is above national norms (76th percentile nationally), and the share of renter-occupied housing units is also elevated (83rd percentile nationally). Together, these signals indicate a deeper tenant base and support for steady absorption relative to many U.S. neighborhoods. Median contract rents in the area are high versus national benchmarks, but rent-to-income sits around the national midrange, suggesting room for disciplined pricing without overextending affordability for the local renter profile.
Within a 3-mile radius, demographics show a modest population contraction over the past five years but relatively steady household counts, with forecasts indicating an increase in households alongside smaller average household sizes. For multifamily, that points to a stable-to-expanding renter pool even as population trends shift, supporting occupancy stability and consistent leasing velocity.
Home values rank near the top nationally, which signals a high-cost ownership market and tends to reinforce reliance on rental housing. Average school ratings are above national norms, adding to family-friendly appeal that can improve length of stay. The neighborhood’s average construction year is newer than this asset’s 1972 vintage, underscoring potential value-add via modernization to sharpen competitive positioning against more recently built stock.
Based on WDSuite’s CRE market data, overall safety indicators for the neighborhood sit near the national midrange (crime around the 46th percentile nationally) and are below the metro median (ranked 283rd of 469 in the Oakland–Berkeley–Livermore metro). Property offense metrics are weaker relative to national comparisons (around the 30th percentile), but the most recent year shows a notable improvement trend with declining estimated rates, which reduces downside risk if the trend continues.
Investors should interpret these figures as neighborhood-level context rather than parcel-specific risk. Continued monitoring of citywide and neighborhood trends is appropriate, especially as improving property offense rates could support leasing confidence if sustained.
The area benefits from a diverse employment base that supports multifamily demand, with proximity to consumer goods, retail headquarters, energy, electronics manufacturing, and semiconductor equipment employers that help underpin commuter convenience and retention.
- The Clorox Company — consumer goods (3.2 miles)
- Ross Stores — off-price retail (3.6 miles) — HQ
- Chevron — energy (8.5 miles) — HQ
- Sanmina Corporation — electronics manufacturing (12.5 miles)
- Lam Research Corporation CA8 — semiconductor equipment (12.7 miles)
Built in 1972, this 28-unit asset is older than the neighborhood’s average vintage, creating a clear value-add path through targeted modernization and systems upgrades. Neighborhood occupancy sits above national norms and renter concentration is comparatively high, supporting depth of the tenant base and leasing stability. Elevated home values in Pleasanton point to a high-cost ownership market, which typically sustains multifamily demand and supports pricing power when paired with prudent lease management.
According to CRE market data from WDSuite, amenity access is broadly strong, schools rate above national averages, and household counts within a 3-mile radius are expected to rise even as average household sizes edge lower—factors that suggest ongoing renter pool expansion and support for stabilized occupancy. Key watch items include midrange safety positioning and the property’s older systems, both manageable with active asset and capital planning.
- Solid neighborhood occupancy and elevated renter-occupied share underpin demand and retention.
- High-cost ownership market reinforces reliance on rentals, supporting pricing power with disciplined management.
- 1972 vintage offers value-add potential via interior and building-system upgrades to compete with newer stock.
- Strong amenity access and above-average schools aid leasing velocity and length of stay.
- Risks: midrange safety signals and older systems require ongoing monitoring and capital planning.