| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 46th | Poor |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14822 E 14th St, San Leandro, CA, 94578, US |
| Region / Metro | San Leandro |
| Year of Construction | 1989 |
| Units | 40 |
| Transaction Date | 2004-10-14 |
| Transaction Price | $5,100,000 |
| Buyer | ANCHETA JUAN F |
| Seller | BAL COURT PLAZA |
14822 E 14th St, San Leandro Multifamily Investment
Neighborhood metrics point to durable renter demand and solid occupancy at the area level, according to CRE market data from WDSuite, with strong amenity access supporting leasing resilience. All occupancy and tenure figures referenced are for the surrounding neighborhood, not the property.
The property sits in an Urban Core neighborhood in the Oakland–Berkeley–Livermore metro rated A- (ranked 96 out of 469 neighborhoods), indicating competitive fundamentals within the region. Amenity access is a relative strength: the neighborhood is top quartile nationally for overall amenities (94th percentile), with high densities of grocery (98th percentile), restaurants (93rd percentile), cafes (97th percentile), parks (90th percentile), and pharmacies (90th percentile). For renters, this supports day-to-day convenience and helps sustain demand.
Built in 1989, the asset is newer than the neighborhood’s average vintage (1965). That positioning typically offers a competitive edge versus older stock while still leaving room for targeted modernization or systems updates to enhance rents and operating efficiency. At the neighborhood level, the share of housing units that are renter-occupied is 68.6% (ranked 24 of 469, competitive among Oakland–Berkeley–Livermore neighborhoods), signaling depth in the tenant base and potential stability in leasing.
Neighborhood rents and occupancy are also constructive for investors. Median contract rent levels rank in the 90th percentile nationally, and neighborhood occupancy is 94.4% (67th percentile nationally), suggesting demand support and pricing power balanced by routine lease management. Median home values sit in the 92nd percentile nationally and the value-to-income ratio ranks in the 96th percentile, underscoring a high-cost ownership market that tends to reinforce reliance on multifamily rentals and support retention. The neighborhood’s rent-to-income ratio of 0.31 points to some affordability pressure, a factor to monitor in renewal strategies.
Demographics within a 3-mile radius show a broadly stable population with projections for modest population growth and a notable increase in households alongside a slightly smaller average household size by 2028. This mix implies a larger renter pool and supports occupancy stability over the medium term, based on CRE market data from WDSuite. Average school ratings trend below national norms (37th percentile), which may be a consideration for family-oriented renters, but the strong amenity base and access to employment corridors remain supportive of multifamily demand.
Safety indicators present a mixed but improving picture. Within the Oakland–Berkeley–Livermore metro, the neighborhood’s crime rank is 80 out of 469, indicating crime levels that are elevated relative to many metro peers. Nationally, overall crime benchmarking sits above the median (66th percentile), suggesting comparatively better standing versus many U.S. urban neighborhoods.
Recent trend data is constructive: both property and violent offense estimates show notable year-over-year improvement, with declines ranking in the top decile nationally. For investors, this trajectory—while not a guarantee—can support leasing confidence and resident retention, especially when paired with strong amenity access and proximity to employment.
Proximity to established employers supports a broad commuter tenant base and helps underpin leasing stability. Nearby employment nodes include Ryder, Caterpillar, Chevron, Clorox, and Gilead Sciences.
- Ryder — logistics services (3.8 miles)
- Caterpillar — industrial equipment offices (5.6 miles)
- Chevron — energy (10.1 miles) — HQ
- Clorox — consumer products (10.1 miles) — HQ
- Gilead Sciences — biopharma (12.7 miles) — HQ
14822 E 14th St offers exposure to a renter-oriented Urban Core location with strong amenity density and competitive neighborhood occupancy. The 1989 vintage positions the asset as newer than much of the surrounding stock, providing relative competitiveness and potential for targeted value-add to capture rent premiums. High neighborhood home values and ownership costs support sustained renter reliance on multifamily housing, while rents that benchmark high nationally point to pricing power balanced by careful affordability and renewal management. According to CRE market data from WDSuite, neighborhood occupancy and amenity access compare favorably to metro and national baselines, reinforcing the case for stable operations.
Within a 3-mile radius, projections indicate modest population growth and a meaningful increase in households with slightly smaller household sizes—signals that can expand the renter pool and support occupancy over time. Ongoing improvements in safety metrics and proximity to major employment nodes further underpin demand, even as below-average school ratings and affordability pressures remain key underwriting considerations.
- Renter-heavy neighborhood and competitive occupancy support durable leasing
- 1989 vintage offers relative competitiveness with value-add/modernization upside
- High-cost ownership market reinforces multifamily demand and retention potential
- Strong amenity access and nearby employers bolster day-to-day livability and demand
- Risks: affordability pressure (rent-to-income), below-average school ratings, and metro-relative safety to monitor