| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 21st | Poor |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5120 Sacramento Ave, Richmond, CA, 94804, US |
| Region / Metro | Richmond |
| Year of Construction | 2001 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5120 Sacramento Ave Richmond Multifamily Investment
Neighborhood occupancy is strong and renter demand is deep, according to WDSuite’s CRE market data, positioning this 21-unit asset for steady leasing in a high-cost ownership market.
Located in Richmond’s Urban Core within the Oakland–Berkeley–Livermore metro, the surrounding neighborhood shows high occupancy and a sizable renter base. The neighborhood’s occupancy is competitive among 469 metro neighborhoods and sits in the top quartile nationally, a constructive signal for lease stability. Roughly 61.9% of housing units are renter-occupied in the neighborhood, indicating a deep tenant pool for multifamily.
Day-to-day convenience is supported by access to groceries and parks that trend in the upper quartile nationally, while childcare availability also tests strong. Cafés and pharmacies are thinner locally, and average school ratings track in lower national percentiles, which investors may consider when positioning for family-oriented demand.
Home values in the neighborhood benchmark high relative to the nation, reflecting a high-cost ownership market that tends to reinforce rental demand and supports pricing power when managed carefully. At the same time, the neighborhood-level rent-to-income ratio indicates some affordability pressure, so renewal strategies and unit mix/finish levels should balance rent growth with retention.
The property’s 2001 construction is newer than the area’s older housing stock (average vintage is mid-20th century), offering relative competitiveness versus legacy assets. Investors should still plan for selective modernization and systems updates to maintain positioning. Within a 3-mile radius, recent population and household growth, with further increases projected, point to a larger tenant base over time and support for occupancy stability based on CRE market data from WDSuite.
Safety indicators for the neighborhood trend below national averages, and the area ranks below most of the 469 metro neighborhoods on crime, signaling a need for prudent security and operating practices. Year over year, estimated property offenses have declined, while estimates for violent offenses show an increase, underscoring the importance of asset-level measures (lighting, access control) and resident engagement.
Investors typically underwrite these conditions via insurance, preventative maintenance, and community management programs, and may weigh block-by-block variability during due diligence to contextualize neighborhood-wide data.
Proximity to major Bay Area employers supports renter demand through commute convenience and a broad professional workforce, including Clorox, Salesforce, Gap, PG&E, and Wells Fargo.
- Clorox — consumer products (7.3 miles) — HQ
- Salesforce.com — software (8.7 miles) — HQ
- Gap — apparel retail (8.8 miles) — HQ
- PG&E Corp. — utilities (8.9 miles) — HQ
- Wells Fargo — banking (9.0 miles) — HQ
This 21-unit property built in 2001 benefits from neighborhood occupancy that is competitive within the Oakland–Berkeley–Livermore metro and in the top quartile nationally, pointing to steady tenant demand. High ownership costs in the area tend to sustain reliance on rentals, while a 3-mile radius shows recent growth in population and households with further gains projected, supporting a larger renter pool over time.
According to CRE market data from WDSuite, the neighborhood’s renter-occupied share is substantial, reinforcing depth for leasing even as affordability pressure warrants measured rent setting and renewal strategies. The property’s newer vintage relative to the area’s older stock offers an edge versus legacy assets, with targeted modernization likely to enhance competitiveness.
- High neighborhood occupancy supports leasing stability and retention
- Deep renter-occupied housing base underpins consistent demand
- 2001 vintage provides a relative competitive edge with selective value-add potential
- Proximity to major employers broadens the professional tenant pool
- Risks: below-average safety metrics and affordability pressure call for careful underwriting and tenant retention planning