| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 71st | Good |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3955 Vineyard Ave, Pleasanton, CA, 94566, US |
| Region / Metro | Pleasanton |
| Year of Construction | 1973 |
| Units | 111 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3955 Vineyard Ave Pleasanton Multifamily Investment
Neighborhood occupancy is solid and renter demand is reinforced by a high-cost ownership market, according to WDSuite’s CRE market data. Investors should view this asset as a stable, needs-based rental option supported by strong local incomes.
Pleasanton’s inner-suburban location offers daily convenience with a broad amenity mix. The neighborhood ranks 102 out of 469 metro neighborhoods for overall amenities, placing it in the top quartile locally, and several categories score strong nationally: parks and childcare access are in the 90th-plus percentiles, with cafes and groceries also above national averages. Average school ratings trend in the upper tiers nationally as well, supporting family-oriented renter appeal.
For investors, the housing context points to durable rental demand. Median home values in the neighborhood sit near the top of the national distribution, and rents benchmark high nationally while remaining manageable relative to incomes, which supports lease retention and measured pricing power. Neighborhood occupancy is strong (measured for the neighborhood, not the property), and WDSuite indicates the area’s housing profile ranks in the upper percentiles nationwide for overall strength.
Tenure patterns indicate a meaningful renter-occupied share within the neighborhood (around 43% of housing units), creating depth in the tenant base for a 111-unit property. The building’s 1973 vintage is older than the area’s average construction year (1986), suggesting a practical path for value-add upgrades and targeted capital planning to remain competitive versus newer stock.
Within a 3-mile radius, demographic statistics show households have been edging up and are projected to increase further over the next five years even as population trends ease, implying smaller household sizes and a gradual renter pool expansion. High household incomes and a large share of upper-income households in the 3-mile area support demand for well-managed, professionally maintained units, contributing to occupancy stability and renewal potential.
Safety metrics are mixed and should be underwritten thoughtfully. The neighborhood’s crime ranking is 283 out of 469 Oakland–Berkeley–Livermore metro neighborhoods, indicating it trails the metro’s safer areas. Nationally, the neighborhood sits below average for both violent and property offense safety percentiles; however, property offense rates have declined by roughly a quarter year over year, according to WDSuite, signaling recent improvement. Owners may consider standard security measures and resident engagement to support retention and asset performance.
The immediate area draws from a diversified employment base that supports commuter convenience and leasing stability, including corporate offices in consumer goods, off-price retail, energy, electronics manufacturing, and semiconductors.
- The Clorox Company — consumer goods (3.0 miles)
- Ross Stores — off-price retail (3.5 miles) — HQ
- Chevron — energy (8.3 miles) — HQ
- Sanmina Corporation — electronics manufacturing (12.4 miles)
- Lam Research — semiconductors (13.1 miles) — HQ
3955 Vineyard Ave benefits from strong neighborhood fundamentals for multifamily, including high home values that sustain renter reliance on professionally managed housing and a renter-occupied share that supports a deep tenant base. Neighborhood occupancy trends are healthy and, based on CRE market data from WDSuite, rents benchmark high nationally relative to income levels that are also strong, a combination that supports leasing stability and measured rent growth management. The 1973 vintage is older than the neighborhood average, creating a clear value-add and modernization angle to enhance competitiveness versus newer properties.
Within a 3-mile radius, households are expected to rise while average household size moderates, indicating more households competing for available units even as population growth softens—favorable for maintaining a broad renter pool. Nearby corporate employment clusters in retail, energy, and technology further reinforce daily demand drivers and reduce exposure to a single industry.
- High-cost ownership market supports sustained apartment demand and renewal potential
- Solid neighborhood occupancy and income strength underpin leasing stability
- 1973 vintage offers value-add and capital planning opportunities to outperform older peers
- Diverse nearby employers bolster commuter demand and reduce cyclicality risk
- Risks: middling safety metrics and older systems require active management and CapEx discipline