| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 50th | Poor |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6000 Sunhill Cir, El Sobrante, CA, 94803, US |
| Region / Metro | El Sobrante |
| Year of Construction | 1991 |
| Units | 72 |
| Transaction Date | 2017-08-01 |
| Transaction Price | $21,100,000 |
| Buyer | 6000 Sunhill Circle Partners LP |
| Seller | AMFP III Terraces LLC |
6000 Sunhill Cir El Sobrante Multifamily Investment
Neighborhood fundamentals point to steady renter demand supported by a high-cost ownership market and stable occupancy, according to WDSuite’s CRE market data. This positioning can favor resident retention and pricing discipline in a suburban Contra Costa setting.
Situated in El Sobrante within Contra Costa County, the property sits in an Inner Suburb neighborhood rated B, competitive among Oakland–Berkeley–Livermore’s 469 neighborhoods. The area posts top-quartile amenity access nationally, with strong grocery and pharmacy density, while park access is limited. Restaurant and café concentrations are comparatively favorable for a suburban location, supporting lifestyle convenience for renters.
Renter concentration at the neighborhood level is roughly one-quarter of housing units, indicating a smaller but durable tenant base for multifamily. Within a 3-mile radius, demographic data show modest population growth and an increase in households, expanding the potential renter pool. Higher median incomes in the area provide support for rent collections, while elevated home values signal a high-cost ownership market that can sustain reliance on multifamily housing.
The neighborhood’s average occupancy trends in the low-90s and has edged higher over the past five years, supporting cash flow stability for well-run assets. Neighborhood NOI per unit benchmarks are in the upper decile nationally based on CRE market data from WDSuite, suggesting that well-located properties can compete effectively on operations.
Schools in the broader area trend below national averages, which may matter for family-oriented leasing, and limited park access is a consideration. Even so, everyday services and commute connectivity across the East Bay help underpin renter demand, particularly for professionally managed assets emphasizing convenience and value.
Safety indicators for the neighborhood track below both national medians and many Oakland–Berkeley–Livermore peers, with property crime pressures more prominent than violent crime. In metro context (469 neighborhoods), the neighborhood ranks in the lower cohort, while national percentiles place it below average for safety. Investors often account for this with targeted measures such as lighting, access control, and visible management presence to support resident retention.
Framing this comparatively helps set expectations: the area does not align with top-quartile safety neighborhoods nationally, but trends can vary by block and property operations. Monitoring local policing initiatives and incorporating on-site security protocols can mitigate risk and help maintain leasing performance without over-relying on broad regional statistics.
Regional employment is anchored by large corporate offices in the Oakland–San Francisco corridor, supporting commuter access and a diversified white-collar renter base. Nearby anchors include Clorox, Salesforce, AIG, Ameriprise Financial, and Gap.
- Clorox — consumer products (12.0 miles) — HQ
- Salesforce.com — software & cloud (13.6 miles) — HQ
- Aig — insurance (13.6 miles)
- Ameriprise Financial — financial services (13.6 miles)
- Gap — apparel retail (13.7 miles) — HQ
Built in 1991, the asset is newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while leaving room for selective modernization to support rent trade-outs. Neighborhood occupancy trends in the low-90s and has improved modestly over five years, indicating stable demand. Elevated home values in Contra Costa translate into a high-cost ownership market, which can reinforce multifamily reliance and help sustain pricing power for well-managed communities.
Within a 3-mile radius, demographic trends point to population growth and an increase in households, signaling a larger tenant base over time. According to CRE market data from WDSuite, neighborhood NOI per unit benchmarks rank among the stronger cohorts nationally, and amenity density (groceries, pharmacies, dining) supports livability—key to retention in suburban East Bay locations. Risks include below-average school ratings and safety readings, suggesting the need for targeted capex and operating practices to maintain leasing velocity.
- 1991 vintage offers competitive edge versus older stock with selective value-add upside
- Stable neighborhood occupancy in the low-90s supports cash flow durability
- High-cost ownership market bolsters renter reliance and pricing discipline
- 3-mile household growth expands the tenant base and supports leasing
- Risks: below-average school ratings and safety metrics require active management and security investment