| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 73rd | Good |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4031 Stanley Blvd, Pleasanton, CA, 94566, US |
| Region / Metro | Pleasanton |
| Year of Construction | 1997 |
| Units | 86 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4031 Stanley Blvd Pleasanton Multifamily Investment
Neighborhood fundamentals point to durable renter demand, with strong occupancy and a high-cost ownership market supporting pricing power, according to CRE market data from WDSuite. All occupancy and affordability metrics cited are measured for the neighborhood, not the property.
Pleasanton’s inner-suburban location offers a balanced mix of livability and investment stability for multifamily. Neighborhood occupancy is in the national top decile, indicating steady leasing conditions and limited downtime between turns (neighborhood metric, not property-level). Median contract rents trend among the highest nationally, while rent-to-income sits on the lower side relative to peer high-income areas, supporting retention and disciplined rent management based on WDSuite’s CRE market data.
Local amenity access is mixed. Cafe density ranks in the upper tier nationally (91st percentile) and parks access is also strong (90th percentile), both positives for day-to-day livability. By contrast, neighborhood-level grocery and pharmacy counts are thin, so residents may rely on nearby districts for essentials. For investors, this blend suggests quality-of-life appeal without over-reliance on destination retail in the immediate blocks.
Schools in the neighborhood average 4.0 out of 5 and sit above national norms (84th percentile), a favorable indicator for family-oriented renter segments. The neighborhood’s renter-occupied share is roughly one-fifth of housing units, implying a more ownership-leaning pocket; however, within a 3-mile radius the renter share rises to about one-third, widening the tenant pool for an 86-unit asset.
Vintage is also a consideration. With an average neighborhood construction year of 1992, the 1997 build positions this property slightly newer than local stock. That can translate to relative competitiveness against older assets, though investors should still anticipate targeted modernization and systems updates to meet current preferences and sustain occupancy performance.
Safety indicators are comparatively favorable for the area. The neighborhood ranks within the safer top quartile among 469 Oakland–Berkeley–Livermore metro neighborhoods and trends above the national median overall (higher percentile indicates safer conditions). Year over year, both property and violent offense estimates show meaningful declines, pointing to improving conditions rather than deterioration.
As with any submarket, conditions can vary by block and over time, so investors typically validate on-the-ground patterns during diligence. The directional trend and relative standing, however, suggest safety is a supportive—not limiting—factor for resident retention and leasing stability.
The area serves a diverse employment base spanning consumer products, retail, energy, and technology—supporting commuter convenience and a wide renter profile reflected in nearby corporate offices listed below.
- The Clorox Company — consumer products (2.8 miles)
- Ross Stores — retail corporate offices (3.2 miles) — HQ
- Chevron — energy corporate offices (8.0 miles) — HQ
- Lam Research — semiconductor equipment (13.2 miles) — HQ
- Synnex — IT distribution (13.2 miles) — HQ
This 86-unit, 1997-vintage asset sits in a high-income Pleasanton neighborhood where occupancy is strong and ownership costs are elevated—conditions that typically support sustained rental demand and pricing discipline. Home values rank near the top nationally while rent-to-income skews comparatively manageable for the area, reinforcing lease retention. According to CRE market data from WDSuite, neighborhood occupancy is in the national top decile, a favorable backdrop for minimizing vacancy loss.
Within a 3-mile radius, household counts have increased and are projected to grow further even as average household size trends lower—signals that can expand the renter base across life stages. The property’s slightly newer-than-average vintage versus local stock enhances competitive positioning, with targeted upgrades offering value-add potential to match current finishes and efficiencies.
- Strong neighborhood occupancy and high-cost ownership market support demand durability
- 1997 vintage offers relative competitiveness with targeted modernization for value-add upside
- 3-mile household growth and smaller household sizes broaden the tenant pool and support leasing
- Proximity to diversified employers (retail, energy, tech) underpins commuter-driven renter demand
- Risks: limited immediate grocery/pharmacy options and potential affordability pressure at higher rent levels