| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 78th | Best |
| Amenities | 92nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 443 Division St, Pleasanton, CA, 94566, US |
| Region / Metro | Pleasanton |
| Year of Construction | 1994 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
443 Division St Pleasanton 20-Unit Multifamily Opportunity
Positioned in a high-amenity Pleasanton neighborhood with elevated home values and strong schools, this asset targets stable renter demand and relative competitiveness for its 1994 vintage, according to WDSuite s CRE market data. Neighborhood statistics cited below reflect the area 27s broader trends (not the property 27s occupancy), supporting an investor read on demand depth and pricing power.
The property sits in Pleasanton 27s inner-suburban fabric within the Oakland 2DBerkeley 2DLivermore metro, where the neighborhood ranks 22 of 469 by overall rating (A) competitive among metro peers. Nationally, amenities score in the top quartile or better: restaurants and cafes are dense (both above the 90th percentile), groceries and parks also rate strongly, and average school ratings sit near the 94th percentile. For investors, that amenity 2Drich context can help leasing velocity and retention for quality product.
With a median construction year in the area around 1974, a 1994 2Dbuilt, 20 2Dunit asset is newer than the neighborhood average. That typically offers relative competitiveness on layouts and systems while still leaving room for targeted modernization to support rent positioning and operating efficiency.
Ownership costs in the neighborhood are high (home values near the 99th national percentile), which tends to sustain reliance on multifamily housing and supports pricing power when units are well 2Dmaintained. At the same time, the neighborhood 27s renter 2Doccupied share is elevated (above the 90th percentile nationally), indicating a sizable tenant base for workforce and professional households. These are neighborhood metrics, not property 2Dlevel performance, but they frame demand depth for comparable product.
Area occupancy is softer versus national averages (neighborhood 2Dlevel occupancy sits in a lower national percentile), so execution remains important: well 2Dtimed turns, refreshed finishes, and strong operations can be differentiators. Even so, high 2Damenity positioning and top 2Dtier schools help the submarket remain competitive among metro neighborhoods. Demographic statistics referenced in this analysis are aggregated within a 3 2Dmile radius.
Neighborhood safety indicators are mixed in a metro context. The area 27s crime rank sits at 275 out of 469 Oakland 2DBerkeley 2DLivermore neighborhoods, which is below the metro median. Nationally, overall safety is around the middle of the pack. Investors should interpret this as a typical inner 2Dsuburban profile where property 2Dlevel operations and lighting, access control, and community engagement can support resident experience.
Trend signals are constructive: estimated violent and property offense rates have moved downward year over year (both showing double 2Ddigit declines), placing these improvements above many neighborhoods nationally. While these are neighborhood 2Dlevel figures rather than block 2Dlevel data, the direction of travel supports a cautiously positive outlook for stability.
Nearby corporate employers provide a diversified white 2Dcollar and advanced manufacturing base that supports renter demand and commute convenience for residents. Notable names within typical commuting distance include The Clorox Company, Ross Stores, Chevron, Sanmina, and Lam Research.
- The Clorox Company consumer products (2.6 miles)
- Ross Stores off price retail (3.4 miles) HQ
- Chevron energy (8.0 miles) HQ
- Sanmina Corporation electronics manufacturing (12.1 miles)
- Lam Research Corporation CA8 semiconductor offices (12.4 miles)
443 Division St offers a 20 unit, 1994 vintage footprint in a Pleasanton neighborhood that rates competitively in the metro and sits in the top national percentiles for amenities and schools. The area s high cost ownership landscape tends to sustain multifamily demand, while the renter occupied share is elevated, pointing to depth in the tenant base. According to CRE market data from WDSuite, neighborhood occupancy trends run below national averages, so value is likely unlocked through disciplined operations, targeted interior updates, and amenity light improvements that speak to convenience and quality.
Within a 3 mile radius, recent population change has been modestly negative, but households are projected to increase alongside smaller average household sizes. Combined with high incomes and continued rent growth at the neighborhood level, that mix suggests a stable, higher earning renter pool with some affordability pressure to manage through lease by lease tactics. The asset s newer than area vintage provides a platform for selective modernization and potential value add returns without the heavy systems risk typical of older stock.
- Amenity rich, school strong neighborhood supports leasing and retention
- 1994 vintage is newer than area average, enabling targeted upgrades over time
- High cost ownership market reinforces reliance on rentals and pricing power for quality units
- Proximity to diversified employers underpins demand from professional households
- Risk: neighborhood level occupancy below national norms and affordability pressure require active management