| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 47th | Poor |
| Amenities | 93rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3445 San Pablo Dam Rd, El Sobrante, CA, 94803, US |
| Region / Metro | El Sobrante |
| Year of Construction | 1972 |
| Units | 37 |
| Transaction Date | 2009-07-01 |
| Transaction Price | $3,195,000 |
| Buyer | Wolfson Trust |
| Seller | Solis |
3445 San Pablo Dam Rd El Sobrante Multifamily Investment
This 37-unit property in El Sobrante benefits from strong rental demand fundamentals, with nearly half the neighborhood comprised of renters and proximity to major Bay Area employment centers. Neighborhood-level occupancy remains at 93.3%, according to WDSuite's CRE market data.
El Sobrante positions investors within Contra Costa County's rental market, ranking above metro median among 469 Oakland-Berkeley-Livermore neighborhoods. The area demonstrates solid rental fundamentals with 47.9% of housing units occupied by renters, supporting consistent tenant demand. Neighborhood-level occupancy trends at 93.3% reflect stable absorption patterns, while median contract rents of $1,933 provide competitive positioning within the broader East Bay market.
Demographics within a 3-mile radius show population growth of 3.5% over five years, with households increasing 6.1% during the same period. This expanding renter pool includes a balanced age distribution, with 24.5% of residents aged 18-34 and 39.3% in the prime 35-64 demographic. Median household income of $94,515 supports rent-to-income ratios that favor rental housing demand over homeownership in this high-value market.
The property's 1972 construction year aligns closely with the neighborhood average of 1964, positioning the asset for targeted capital improvements and potential value-add strategies. Local amenities support tenant retention, with the area ranking in the top quartile nationally for amenity density, including grocery stores, parks, and childcare facilities per square mile.
Home values averaging $729,188 with 77% appreciation over five years create an affordability gap that can keep households in the rental market longer. The high value-to-income ratio of 7.7 suggests homeownership remains challenging for many residents, supporting multifamily demand fundamentals in this East Bay location.
Safety metrics for the El Sobrante neighborhood show mixed trends that warrant monitoring. The area ranks 376th of 469 metro neighborhoods for overall crime, placing it in the lower half of regional comparisons. Property offense rates have increased 41.9% year-over-year, though violent crime remains relatively contained with rates comparable to metro averages.
While crime statistics indicate room for improvement compared to other Oakland-Berkeley-Livermore neighborhoods, investors should evaluate these trends within the context of broader regional patterns and consider security enhancements as part of property management strategy. The neighborhood's 34th percentile national ranking for crime suggests performance below national averages for similar suburban areas.
The property benefits from proximity to major Bay Area corporate headquarters and employment centers, supporting workforce housing demand for commuters to downtown San Francisco and Oakland business districts.
- Clorox — consumer products (11.4 miles) — HQ
- Salesforce.com — technology services (12.4 miles) — HQ
- Ameriprise Financial — financial services (12.4 miles)
- Gap — retail corporate (12.5 miles) — HQ
- Wells Fargo — banking (12.5 miles) — HQ
This El Sobrante property offers multifamily investors exposure to East Bay rental demand supported by strong demographic fundamentals and employment proximity. The neighborhood's 47.9% rental occupancy share and 93.3% occupancy rate demonstrate stable tenant absorption, while projected household growth of 40.6% over the next five years according to multifamily property research suggests expanding renter pool dynamics. The 1972 construction vintage creates value-add opportunities through strategic capital improvements.
High Bay Area home values averaging $729,188 create affordability barriers that support long-term rental demand, with the value-to-income ratio of 7.7 indicating homeownership remains challenging for many residents. The property's proximity to major corporate headquarters including Clorox, Salesforce, and Wells Fargo within 12-13 miles provides workforce housing appeal for Bay Area commuters.
- Stable 93.3% neighborhood occupancy with strong rental market fundamentals
- Projected 40.6% household growth expanding tenant base through 2028
- Value-add potential from 1972 vintage allowing targeted improvements
- Proximity to major Bay Area employment centers supporting workforce housing demand
- Risk consideration: Crime trends and property offense increases require security planning