| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 47th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5312 D Avilla Way, El Sobrante, CA, 94803, US |
| Region / Metro | El Sobrante |
| Year of Construction | 1987 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5312 D Avilla Way El Sobrante Multifamily Investment
Neighborhood multifamily fundamentals show mid-90% occupancy and strong per‑unit NOI, according to WDSuite’s CRE market data, indicating durable renter demand relative to broader Bay Area trends.
Situated in Contra Costa County’s inner suburbs of the Oakland–Berkeley–Livermore metro, the area around 5312 D Avilla Way balances suburban livability with access to East Bay employment centers. Parks and childcare are clear strengths, with local access metrics landing in the top quartile nationally, while restaurants are competitive among metro peers. By contrast, everyday retail like groceries, pharmacies, and cafes is thinner inside the neighborhood, so residents often look to nearby corridors for services.
From an investment standpoint, neighborhood housing indicators are solid: housing ranks in the top quartile nationally, and per‑unit NOI performance is competitive among 469 metro neighborhoods and strong on a national basis. Occupancy at the neighborhood level sits in the low‑to‑mid 90% range, supporting leasing stability. The renter‑occupied share is in the low‑40% range across the neighborhood, indicating a sizable tenant base without overexposure to turnover risk, while median contract rents have risen meaningfully over five years and the rent‑to‑income profile suggests manageable affordability pressure that can aid retention.
The property’s 1987 vintage is newer than the neighborhood’s average construction year (1972), which can support competitive positioning versus older stock. Investors should still plan for targeted system upgrades and common‑area refresh over the hold to sustain renter appeal and control capital outlays.
Demographic statistics aggregated within a 3‑mile radius indicate modest population growth to date with a projected increase in households and rising incomes over the next five years, pointing to a gradually expanding tenant base. Elevated home values in the surrounding area signal a high‑cost ownership market, which tends to reinforce reliance on multifamily rentals and can support pricing power without overextending renewal risk. Average school ratings are below national norms, which may temper demand from families seeking top‑rated schools but has limited impact on workforce renters.
Safety outcomes in the immediate area are below the national average, with the neighborhood ranking in the lower half among 469 metro neighborhoods and landing below the national midpoint on comparative safety measures. Recent year data show an uptick in both property and violent offense rates, so investors should underwrite prudent security measures and consider this in retention planning.
For context, these figures describe the broader neighborhood rather than this property specifically. Owners can mitigate risks with lighting, access controls, and resident engagement while monitoring whether metro trends stabilize or improve.
Proximity to major East Bay and San Francisco employers supports a broad commuter renter base, with quick access to consumer products, cloud software, apparel, insurance, and utility corporate offices that can aid leasing velocity and retention.
- Clorox — consumer products (10.9 miles) — HQ
- Salesforce.com — cloud software (13.1 miles) — HQ
- Aig — insurance (13.1 miles)
- Gap — apparel retail (13.2 miles) — HQ
- PG&E Corp. — utilities (13.2 miles) — HQ
This 44‑unit asset benefits from neighborhood occupancy in the mid‑90% range, strong per‑unit NOI relative to metro peers, and a renter base supported by elevated ownership costs in the surrounding East Bay. Based on CRE market data from WDSuite, rents and incomes have trended upward locally, which supports an expanding tenant base and underpins lease stability.
The 1987 vintage is newer than the neighborhood’s typical 1970s stock, offering competitive positioning and selective value‑add through modernization and system upgrades. Demographic statistics aggregated within a 3‑mile radius point to continued population and household growth alongside rising incomes, reinforcing long‑term demand for professionally managed rentals near major employment centers.
- Strong neighborhood occupancy and competitive per‑unit NOI support cash‑flow stability
- 1987 construction outcompetes older local stock; targeted upgrades can drive rent and retention
- High‑cost ownership market sustains renter demand and supports pricing power
- Risks: below‑average school ratings, thinner in‑neighborhood retail, and safety metrics below national averages warrant prudent underwriting