| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 34th | Poor |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13601 Doolittle Dr, San Leandro, CA, 94577, US |
| Region / Metro | San Leandro |
| Year of Construction | 1972 |
| Units | 22 |
| Transaction Date | 2024-04-01 |
| Transaction Price | $3,850,000 |
| Buyer | DOOLITTLE APARTMENTS LLC |
| Seller | DOOLITTLE DRIVE LLC |
13601 Doolittle Dr San Leandro Multifamily Investment
Neighborhood occupancy is exceptionally tight and has held firm, according to WDSuite’s CRE market data, suggesting durable renter demand at the submarket level. These occupancy metrics are measured for the neighborhood, not the property, and point to stability that supports income resilience.
Located in an inner-suburb pocket of San Leandro, the area balances daily conveniences with commuter access. Neighborhood amenities skew practical rather than destination-oriented: grocery and restaurant density rank strong versus national peers, while café options are comparatively limited. Parks and pharmacies are accessible, supporting day-to-day livability for renters.
For investors screening for occupancy stability, the neighborhood posts one of the strongest occupancy readings in the Oakland–Berkeley–Livermore metro (ranked 1 of 469) and sits in the top percentile nationally. This is a neighborhood-level benchmark, not the property’s own occupancy, but it indicates steady leasing conditions and supports underwriting for retention and cash flow consistency.
The property’s 1972 vintage is slightly newer than much of the local housing stock, which tends to be older. That positioning can be competitive versus aging comparables, while targeted modernization (systems, interiors, curb appeal) may still unlock value and support rent positioning.
Tenure data indicates a high share of renter-occupied housing units in the neighborhood, reinforcing a deep tenant base for multifamily. Within a 3-mile radius, demographics show modest population growth with rising incomes and a forecast expansion in households, implying a larger tenant base over time and supporting demand for rental units. Elevated home values versus national norms reinforce renter reliance on multifamily housing, a point relevant for lease retention and pricing power in commercial real estate analysis.
School ratings average below national norms, which may matter for family renters and should be considered in retention strategies; however, the neighborhood’s convenience and employment access can offset this for a broad renter cohort focused on proximity and value.
Safety trends should be considered in metro context. The neighborhood ranks stronger than many peers in the region (crime rank 87 out of 469 metro neighborhoods), placing it above the metro median and around the mid-to-better range nationally (65th percentile). This framing is comparative across neighborhoods rather than a block-level assertion.
Recent movement is noteworthy: property-related offenses show a sharp year-over-year decline, and violent-offense estimates have also improved materially. While historical property crime exposure has been higher than desirable (national percentile lower relative to peers), the pace of improvement ranks among the strongest nationally, signaling positive momentum to monitor during hold periods.
Proximity to regional employers supports commuter convenience and broad renter demand, spanning logistics, industrial equipment, consumer goods, biopharma, and payments. The following nearby corporate offices anchor the employment base referenced here.
- Ryder — logistics (4.2 miles)
- Caterpillar — industrial equipment (6.0 miles)
- Clorox — consumer goods (8.8 miles) — HQ
- Gilead Sciences — biopharma (10.8 miles) — HQ
- Visa — payments (11.2 miles) — HQ
13601 Doolittle Dr offers exposure to a neighborhood with top-tier occupancy performance at the metro level, indicating durable leasing conditions and support for income stability. Based on CRE market data from WDSuite, elevated ownership costs relative to incomes in the area tend to sustain renter reliance on multifamily housing, while neighborhood-level renter concentration deepens the tenant pool.
Built in 1972, the asset is slightly newer than much of the surrounding housing stock, providing competitive positioning versus older comparables; targeted renovations and system upgrades can further enhance rentability. Within a 3-mile radius, modest population growth, rising incomes, and a projected increase in households point to renter pool expansion that can support occupancy and measured rent growth over the hold, though investors should balance this against below-average school ratings and historically elevated (but improving) property-crime readings.
- Metro-leading neighborhood occupancy supports leasing stability
- High-cost ownership market reinforces multifamily demand and retention
- 1972 vintage offers value-add potential to modernize and reposition
- 3-mile demographics indicate renter pool expansion and income growth
- Risks: weaker school ratings and historically higher property crime despite recent improvement