| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 63rd | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 585 Sunnyview Dr, Pinole, CA, 94564, US |
| Region / Metro | Pinole |
| Year of Construction | 1972 |
| Units | 100 |
| Transaction Date | 2017-04-06 |
| Transaction Price | $22,770,000 |
| Buyer | 1030 Bayview Farm Road, LLC |
| Seller | Joe C Chan |
585 Sunnyview Dr, Pinole Multifamily Investment
Neighborhood occupancy is solid and renter demand is supported by Inner Suburb amenities and high ownership costs, according to WDSuite’s CRE market data. Expect stable leasing dynamics with room for operational improvements rather than outsized volatility.
Pinole sits within the Oakland–Berkeley–Livermore metro and this neighborhood is rated B+, indicating generally favorable fundamentals for multifamily. Amenity access is competitive among 469 metro neighborhoods, with cafes and restaurants testing in the top quartile nationally and parks also well represented, while pharmacies and childcare are thinner locally. For investors, this mix supports day-to-day livability that helps with retention even if certain services require slightly longer trips.
On the operating side, neighborhood occupancy runs above the national average (75th percentile) though closer to the metro middle of the pack, suggesting steady absorption without the cost pressures seen in the tightest cores. Net operating income per unit benchmarks in the top quartile nationally, which aligns with a market where rent levels are supported by local incomes and quality-of-life drivers.
Tenure patterns show roughly one-third of housing units are renter-occupied, indicating a meaningful but not dominant renter base. That balance typically supports a stable pool of prospects for a 100-unit asset while allowing targeted marketing to strengthen lease-up and renewal pipelines rather than relying on transient demand. Median rent levels in the neighborhood rank high nationally, but the rent-to-income ratio trends near the national low end, a combination that points to manageable affordability pressure and helps reduce turnover risk.
Property vintage is an important consideration: the asset was built in 1972, older than the area’s average vintage (1986). For investors, this usually means planning for systems and common-area upgrades and exploring value-add to enhance competitive positioning versus newer stock. Within a 3-mile radius, demographics show modest population growth over the past five years, a larger increase in households, and rising incomes; forecasts indicate additional household growth and smaller average household size by 2028. These trends expand the prospective renter pool and support occupancy stability and pricing power over a longer hold, based on CRE market data from WDSuite.
Home values in the neighborhood rank high nationally, reflecting a high-cost ownership market that can reinforce reliance on rental options. For multifamily investors, elevated ownership costs often translate into deeper demand for well-managed apartments and steadier renewal probabilities, especially when paired with competitive amenities and commuting access across the I-80 corridor.
Safety indicators for the neighborhood trend below national averages, with overall crime benchmarking around the 35th national percentile. Within the Oakland–Berkeley–Livermore metro, the neighborhood ranks on the higher-crime side (rank 372 out of 469), so underwriting should account for security measures and tenant experience initiatives appropriate for the submarket context.
Recent year-over-year estimates indicate an uptick in property offenses and a smaller increase in violent offenses. While precise block conditions can vary, investors typically address these patterns through lighting, access control, and community management to support resident retention and protect NOI.
The location offers access to a diversified employment base that supports renter demand and commute convenience, notably in consumer products, technology, retail, banking, and utilities.
- Clorox — consumer products (14.1 miles) — HQ
- Salesforce.com — cloud software (15.5 miles) — HQ
- Gap — apparel retail (15.6 miles) — HQ
- Wells Fargo — banking (15.6 miles) — HQ
- PG&E Corp. — utilities (15.6 miles) — HQ
585 Sunnyview Dr is a 100-unit, 1972-vintage community in an Inner Suburb setting with steady neighborhood occupancy and a renter share near one-third. According to CRE market data from WDSuite, the area’s NOI per unit benchmarks in the top quartile nationally and home values rank high, a combination that supports durable rental demand and renewal potential. Within a 3-mile radius, households have increased and incomes are rising, with forecasts pointing to further household growth and smaller household sizes — trends that typically expand the renter pool.
The 1972 vintage implies capital planning for systems and common-area upgrades, creating potential value-add upside to sharpen competitiveness against newer stock. Safety trends sit below national averages and should be incorporated into operating plans via resident-focused security enhancements. Overall, the asset’s scale, demand drivers, and location fundamentals indicate a path to stable occupancy with targeted operational improvements.
- Stable neighborhood occupancy with top-quartile national NOI benchmarks supports durable cash flow
- High-cost ownership market reinforces multifamily demand and renewal potential
- 3-mile household growth and rising incomes expand the prospective renter base
- 1972 vintage offers value-add potential alongside planned system and common-area upgrades
- Risk: below-average safety metrics warrant security and community management investment