| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 64th | Fair |
| Amenities | 17th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5038 San Pablo Dam Rd, El Sobrante, CA, 94803, US |
| Region / Metro | El Sobrante |
| Year of Construction | 1972 |
| Units | 57 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5038 San Pablo Dam Rd El Sobrante Multifamily Investment
This 57-unit property built in 1972 operates in a neighborhood with above-average net operating income per unit and strong occupancy fundamentals, according to CRE market data from WDSuite.
The property sits within a suburban neighborhood that ranks in the top quartile nationally for net operating income per unit at $10,092 average, indicating strong rental performance relative to operating costs. Neighborhood-level occupancy reaches 94.7% with positive five-year trends, supporting lease retention and absorption expectations. Within a 3-mile radius, demographics show a stable population base of approximately 66,200 residents with median household income of $116,460.
The area maintains a 33% share of renter-occupied housing units, providing a consistent tenant pool for multifamily properties. Median contract rents of $1,898 have grown 38% over the past five years, reflecting rental pricing power in the submarket. Home values averaging $717,315 with 50% five-year appreciation reinforce rental demand as elevated ownership costs sustain renter reliance on multifamily housing.
Built in 1972, this property aligns with the neighborhood's average construction year of 1975, indicating potential value-add opportunities through strategic capital improvements and unit renovations. The location offers limited walkable amenities with minimal retail density, though this suburban setting appeals to renters seeking quieter residential environments within the Oakland-Berkeley-Livermore metro area.
Crime metrics place the neighborhood at moderate levels relative to the Oakland-Berkeley-Livermore metro area, ranking 274th among 469 neighborhoods for overall crime. Violent crime rates of 41 incidents per 100,000 residents show improvement with a 23% decrease over the past year, indicating positive safety trends that support tenant retention and leasing activity.
Property crime rates remain within typical suburban ranges at 595 incidents per 100,000 residents, though these levels have increased 4% year-over-year. Investors should consider security measures and resident communication as part of property management strategies to maintain competitive positioning in the local rental market.
The property benefits from proximity to major corporate employers throughout the San Francisco Bay Area, providing workforce housing for professionals commuting to established business centers.
- Clorox — consumer products headquarters (11.0 miles) — HQ
- Salesforce.com — technology headquarters (13.0 miles) — HQ
- Gap — retail headquarters (13.1 miles) — HQ
- Charles Schwab — financial services headquarters (13.2 miles) — HQ
- Wells Fargo — banking headquarters (13.2 miles) — HQ
This 57-unit property presents a value-add opportunity within a neighborhood demonstrating solid rental fundamentals and occupancy stability. The 1972 construction year indicates potential for strategic renovations and unit upgrades to capture higher rents, while neighborhood-level NOI per unit performance in the 80th percentile nationally validates the submarket's rental strength. Demographic projections within a 3-mile radius show household growth of 33% through 2028, expanding the potential tenant base and supporting long-term occupancy.
Commercial real estate analysis from WDSuite indicates the area maintains competitive rental pricing with 38% rent growth over five years, though investors should monitor the rent-to-income ratio of 0.21 for potential affordability pressures. The property's proximity to major Bay Area employers including Clorox, Salesforce, and Wells Fargo provides workforce housing demand, while elevated home values averaging $717,315 reinforce rental market participation among area residents.
- Above-average NOI per unit performance indicates strong rental operations potential
- 1972 vintage offers value-add renovation opportunities for rent optimization
- Projected 33% household growth through 2028 supports tenant demand expansion
- Risk consideration: Limited walkable amenities may affect tenant appeal versus urban alternatives