| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 47th | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15275 Hesperian Blvd, San Leandro, CA, 94578, US |
| Region / Metro | San Leandro |
| Year of Construction | 1987 |
| Units | 102 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15275 Hesperian Blvd, San Leandro Multifamily Investment
Neighborhood multifamily occupancy trends are strong and support stable leasing conditions, according to WDSuite’s CRE market data, with the signal measured for the surrounding neighborhood rather than the property itself. Positioning in an inner-suburban corridor near major employers adds durable renter demand potential.
This inner-suburban location in San Leandro offers daily convenience and commuter access that matter to renters. Neighborhood grocery and pharmacy access rank competitive among Oakland-Berkeley-Livermore neighborhoods (469 total), with national percentiles in the 90s for both categories—an advantage for daily needs and retention. Restaurant density also performs at a top-tier level nationally, supporting lifestyle appeal.
Parks and cafés are comparatively limited in the immediate neighborhood (ranked lower within the metro’s 469 neighborhoods), which may temper some lifestyle appeal; however, the strong presence of essentials nearby helps offset this for workforce-oriented renters.
Multifamily occupancy in the neighborhood is in the top quartile nationally and above the metro median (among 469 neighborhoods), indicating a stable renter pool and supporting income durability. About one-third of housing units are renter-occupied, pointing to a meaningful, though not saturated, tenant base for mid-size multifamily assets.
Within a 3-mile radius, recent data show a modest population dip but rising household incomes and projected rent growth, with forecasts indicating more households even as average household size trends smaller. For investors, that combination can translate into a deeper renter pool and support for occupancy stability over time.
The property’s 1987 vintage is newer than the neighborhood’s average construction year (1974). That relative youth can improve competitive positioning versus older stock, while still leaving room for modernization of interiors and systems to capture value-add upside.
Safety signals for the neighborhood are mixed when viewed across geographies. Within the Oakland-Berkeley-Livermore metro (469 neighborhoods total), the neighborhood’s crime rank sits in the lower half, indicating more incidents than many metro peers. Nationally, overall safety indicators land around the mid-to-above-average range, and both property and violent offense estimates show notable year-over-year improvement, which is a constructive trend for long-term hold strategies.
Investors should underwrite to neighborhood-level trends rather than block-level assumptions and monitor whether recent declines in estimated offense rates persist. Continued improvement would bolster leasing stability; variability would warrant prudent security, lighting, and common-area management.
A diversified employment base within a commutable radius supports workforce housing demand and lease retention, including logistics, industrial equipment, and blue-chip corporate headquarters noted below.
- Ryder — logistics (2.9 miles)
- Caterpillar — industrial equipment offices (4.7 miles)
- Chevron — energy (10.3 miles) — HQ
- Clorox — consumer products (10.8 miles) — HQ
- Gilead Sciences — biopharma (12.2 miles) — HQ
This 102-unit, 1987-vintage asset in San Leandro benefits from a deep everyday-amenity base and neighborhood occupancy that trends above the metro median, supporting income consistency relative to many Oakland-Berkeley-Livermore submarkets. Elevated ownership costs in the area reinforce renter reliance on multifamily, while rent-to-income levels appear manageable for many local households—factors that can aid renewal capture and pricing discipline.
Within a 3-mile radius, forecasts point to rising household counts alongside smaller household sizes and higher incomes—dynamics that can expand the renter pool and support rent growth over time. According to CRE market data from WDSuite, the surrounding neighborhood’s occupancy sits in a nationally strong position, and recent improvements in safety indicators are constructive, though continued monitoring is prudent. Given the property’s relatively newer vintage versus local stock, targeted renovations and system upgrades offer practical value-add pathways.
- Neighborhood occupancy is strong nationally and above the metro median, supporting income durability.
- Elevated home values bolster multifamily demand; rent-to-income metrics support retention.
- 1987 vintage provides competitive positioning with clear value-add potential via modernization.
- 3-mile demographics show growing household counts and higher incomes, expanding the renter base.
- Risks: amenity gaps in parks/cafés and mixed-but-improving safety trends warrant active management.