| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 46th | Poor |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 33300 Mission Blvd, Union City, CA, 94587, US |
| Region / Metro | Union City |
| Year of Construction | 1972 |
| Units | 54 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
33300 Mission Blvd Union City Multifamily Investment
Stabilized neighborhood fundamentals and strong renter incomes support steady operations near core East Bay job centers, according to WDSuite’s CRE market data. The investment angle centers on durable demand in a high-cost ownership market that can reinforce lease retention and pricing discipline.
Union City’s Inner Suburb setting provides day-to-day convenience with amenity access that is competitive among Oakland-Berkeley-Livermore neighborhoods. Amenity access ranks 92nd of 469 (Top quartile nationally), reinforced by strong grocery (ranked 101 of 469; Top quartile nationally; 94th percentile nationwide) and childcare coverage (102 of 469; Top quartile nationally; 97th percentile). Cafés are similarly well-represented (114 of 469; Top quartile nationally; 87th percentile), while restaurants are closer to the metro median (258 of 469).
Neighborhood housing performs above national averages for occupancy, with the area around the property posting roughly mid-90s occupancy and a renter-occupied share of housing units near 41%. For investors, that renter concentration indicates a meaningful tenant base and supports ongoing leasing, while the metro-level occupancy positioning suggests generally stable cash flow through cycles. Median contract rents benchmark at the high end of the national distribution (98th percentile), which pairs with a low rent-to-income ratio locally to support collections and retention management.
Livability drivers include parks access (ranked 90 of 469; Top quartile nationally) and everyday retail, though pharmacy density underperforms locally, warranting awareness for resident convenience. School ratings in the neighborhood trail national norms (about the 5th percentile), which is a consideration for family-oriented unit mixes.
Within a 3-mile radius, demographics show modest population growth over the last five years alongside an increase in households and smaller average household sizes. Looking forward, projections indicate a slight population dip but a sizable increase in household count, implying more, smaller households entering the renter pool — a supportive signal for multifamily demand depth and occupancy stability. Elevated home values and a high value-to-income ratio position the area as a high-cost ownership market, which tends to sustain reliance on rental housing and can aid lease retention.
Safety metrics point to a mixed but improving profile. Within the Oakland-Berkeley-Livermore metro, the neighborhood ranks 50th out of 469 for crime (a higher-crime position locally). Yet nationally it sits around the 71st percentile for safety, indicating relatively favorable conditions versus many U.S. neighborhoods.
Trend indicators are constructive: both violent and property offenses show sharp year-over-year declines, placing the neighborhood in the upper tiers nationally for improvement. Investors can reasonably underwrite with awareness of the metro-relative ranking while acknowledging the positive momentum and national context.
Proximity to diversified employers supports a broad workforce renter base and commute convenience, including Caterpillar, Ryder, Sanmina, SYNNEX, and Lam Research. These nodes help underpin leasing stability for workforce and professional tenants.
- Caterpillar — corporate offices (5.6 miles)
- Ryder — corporate offices (6.8 miles)
- Sanmina Corporation — corporate offices (7.3 miles)
- Synnex — corporate offices (8.0 miles) — HQ
- Lam Research - CA9 — corporate offices (8.6 miles)
33300 Mission Blvd offers a scale-efficient 54-unit footprint in an Inner Suburb location where renter incomes are strong and ownership costs are elevated, supporting steady demand for rental housing. Based on CRE market data from WDSuite, neighborhood occupancy trends sit above national norms and renter-occupied housing is material, creating a consistent tenant pipeline and supporting collections. Built in 1972, the asset is slightly newer than the surrounding vintage (late 1960s) and can remain competitive versus older stock, while a targeted modernization plan can enhance positioning and mitigate long-horizon system needs.
Forward-looking demographics within a 3-mile radius point to more households even as population growth moderates, implying smaller household sizes and a broader renter base over time. Coupled with high home values and a favorable rent-to-income backdrop, this supports retention and reduces volatility risk through cycles. Key watch items include school quality signals and lighter pharmacy coverage compared with local peers.
- Occupancy and renter base support stable leasing, with high-cost ownership reinforcing rental demand
- 1972 construction offers relative competitiveness versus older local stock; value-add and systems planning can drive NOI durability
- Household growth within 3 miles expands the tenant pool even as household sizes trend smaller
- Proximity to diversified employers underpins workforce demand and lease retention
- Risks: metro-relative crime ranking, lower school ratings, and limited pharmacy density warrant underwriting cushions