| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 70th | Good |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4408 Mohr Ave, Pleasanton, CA, 94566, US |
| Region / Metro | Pleasanton |
| Year of Construction | 1972 |
| Units | 51 |
| Transaction Date | 2004-10-12 |
| Transaction Price | $7,950,000 |
| Buyer | ORCHARD SQUARE APARTMENTS LLC |
| Seller | KELLEY CAROLE D |
4408 Mohr Ave Pleasanton Multifamily Investment
Neighborhood fundamentals point to stable renter demand and high lease retention potential, according to WDSuite’s CRE market data. Elevated ownership costs in Pleasanton support sustained multifamily occupancy for well-maintained assets.
Pleasanton’s Inner Suburb location offers strong livability drivers for workforce and executive renters. Neighborhood-level occupancy is in the upper national tier, indicating steady leasing conditions (these figures reflect the neighborhood, not the property). Rents benchmark high versus national norms, consistent with upper-income households and limited new supply pressures locally, based on WDSuite’s commercial real estate analysis.
Amenity access skews toward dining and cafes, with restaurant and cafe density ranking in higher national percentiles. Within the neighborhood footprint, grocery and pharmacy options are thinner, so residents often rely on nearby nodes by car for daily needs—an operational detail that can influence leasing narratives and parking demand.
Tenure data signals a meaningful renter-occupied share within a 3-mile radius, supporting a dependable tenant base for multifamily operators. At the same time, elevated home values at the neighborhood level tend to reinforce reliance on rental housing, which can aid pricing power and retention when units are positioned correctly for local incomes.
Demographics aggregated within a 3-mile radius show recent population growth with an expanding household count and high income levels, pointing to a deeper pool of qualified renters. Forward-looking projections indicate smaller household sizes and continued household growth even if population moderates—conditions that typically support occupancy stability and absorption for appropriately sized units.
Neighborhood safety indicators compare favorably: overall crime sits around the upper-third nationally, and both violent and property offense rates trend better than U.S. medians. Importantly, recent year-over-year readings show meaningful declines in both categories, suggesting improving conditions. These are neighborhood-level comparisons across the Oakland–Berkeley–Livermore metro’s 469 neighborhoods and nationwide benchmarks, not block-level assessments.
Proximity to major corporate offices underpins renter demand by shortening commutes and supporting leasing stability. Notable employers nearby include The Clorox Company, Ross Stores, Chevron, Sanmina, and Lam Research.
- The Clorox Company — consumer products corporate offices (1.9 miles)
- Ross Stores — off-price retail corporate offices (2.1 miles) — HQ
- Chevron — energy corporate offices (7.0 miles) — HQ
- Sanmina Corporation — electronics manufacturing corporate offices (13.3 miles)
- Lam Research - CA9 — semiconductor equipment corporate offices (13.6 miles)
With 51 units averaging roughly 900 square feet, this Pleasanton asset aligns with family-size and professional tenant preferences in an Inner Suburb setting. Neighborhood metrics indicate upper-tier occupancy and strong NOI-per-unit performance relative to national benchmarks, while high ownership costs at the neighborhood level help sustain the renter pool. According to CRE market data from WDSuite, these dynamics support consistent leasing and rent resiliency when units are appropriately finished and managed.
Investor considerations include a moderate renter concentration within a 3-mile radius, improving neighborhood safety trends, and limited grocery/pharmacy options within the immediate neighborhood footprint that may place a premium on parking and convenience amenities. Forward projections show household growth alongside smaller household sizes, which typically supports absorption and occupancy stability for well-positioned multifamily product.
- Upper-tier neighborhood occupancy and NOI-per-unit trends relative to national benchmarks
- High-cost ownership environment reinforces sustained multifamily renter demand
- 3-mile demographics show high incomes and growing household counts supporting a deeper tenant base
- Nearby corporate offices (Clorox, Ross Stores, Chevron) bolster leasing stability via commute convenience
- Risks: limited immediate grocery/pharmacy options, moderate renter concentration, and ongoing capital needs typical for older systems