| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 71st | Good |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4075 Vineyard Ave, Pleasanton, CA, 94566, US |
| Region / Metro | Pleasanton |
| Year of Construction | 1979 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4075 Vineyard Ave Pleasanton Multifamily Value-Add Opportunity
Neighborhood occupancy remains resilient and renter demand is supported by a high-cost ownership market, according to WDSuite s CRE market data. The combination points to steady leasing with room for measured upgrades to enhance returns.
Pleasanton s inner suburb location offers a balanced mix of livability and income depth for multifamily. The neighborhood is rated A and ranks 63 out of 469 across the Oakland Berkeley Livermore metro, placing it in the top quartile among metro neighborhoods. According to CRE market data from WDSuite, the area s occupancy sits in the upper tier nationally, signaling demand stability for well-managed assets.
Amenities are a local strength: cafes, groceries, parks, and childcare options score above national medians, with several measures landing in higher national percentiles. One practical consideration is limited pharmacy presence within the neighborhood, which investors should factor into resident convenience. Average school ratings test above the national median, supporting family-oriented renter appeal.
Home values are elevated relative to national benchmarks, which typically sustains renter reliance on multifamily housing and supports pricing power and retention strategies. Within a 3-mile radius, median household incomes are high and have grown meaningfully over five years, reinforcing the purchasing power of the local renter base. Rent-to-income levels point to manageable affordability pressure compared with many coastal markets, suggesting room for disciplined rent management.
Tenure patterns are mixed but supportive: the neighborhood shows a substantial share of renter-occupied housing units, indicating a deep tenant pool even within an ownership-leaning area. Within 3 miles, households have edged higher while population has been roughly flat to slightly lower, implying smaller household sizes and a stable to expanding leasing universe for appropriately sized units. For a 1979-vintage, 48-unit property, age relative to the neighborhood s mid-1980s average suggests targeted renovation or systems upgrades could sharpen competitive positioning against newer stock.
Safety indicators are mixed when benchmarked to both the metro and nation, based on WDSuite s data. The neighborhood s crime rank is 283 out of 469 within the Oakland Berkeley Livermore metro, which is below the metro median but still competitive with many suburban submarkets. Nationally, overall safety sits around the midpoint, with violent and property offenses tracking closer to the middle of the pack than the top tier.
Near-term trends offer some constructive signals: estimated property offense rates have declined notably year over year, placing the neighborhood above the national median for improvement momentum. Investors should underwrite with standard precautions leveraging lighting, access control, and resident engagement while recognizing that recent trendlines are directionally favorable.
Proximity to major employers supports a diversified renter base and commute convenience, notably across consumer goods, off-price retail, energy, electronics manufacturing, and life sciences. The following nearby employers anchor regional employment and can bolster leasing stability:
- The Clorox Company consumer goods (2.95 miles)
- Ross Stores off-price retail (3.41 miles) HQ
- Chevron energy (8.22 miles) HQ
- Sanmina Corporation electronics manufacturing (12.42 miles)
- Thermo Fisher Scientific life sciences (12.90 miles)
4075 Vineyard Ave offers durable demand drivers in a high-income, ownership-expensive Pleasanton location. Neighborhood occupancy trends sit in the upper tier nationally and the local renter base benefits from elevated home values, which reinforces reliance on multifamily housing and supports lease retention. Built in 1979, the asset is older than the neighborhood s average vintage, creating a clear avenue for value-add through unit and systems modernization while maintaining operational continuity. According to commercial real estate analysis from WDSuite, amenities and schools test above national medians, adding to the property s competitive appeal.
Within a 3-mile radius, household counts are edging higher and are projected to expand further even as household sizes trend smaller a setup that typically increases demand for professionally managed apartments. Income growth has been strong, and rent levels remain supported by the area s high-cost ownership landscape. Key underwriting considerations include mid-pack safety relative to the metro and potential capital planning tied to the property s late-1970s systems.
- Upper-tier neighborhood occupancy and high-income renter base support stable leasing
- 1979 vintage creates value-add levers via unit and building system upgrades
- Elevated home values reinforce renter reliance on multifamily, aiding pricing power
- Amenity access and above-median schools enhance family-friendly demand
- Risks: mid-pack safety metrics and aging infrastructure require focused asset management