| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 22nd | Poor |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10326 Tembladera St, Castroville, CA, 95012, US |
| Region / Metro | Castroville |
| Year of Construction | 1990 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10326 Tembladera St Castroville Multifamily Investment
Renter demand is supported by a meaningful renter-occupied share and a high-cost ownership market, according to WDSuite’s CRE market data. Location fundamentals and steady neighborhood amenities underpin leasing durability for a 22-unit asset.
Castroville’s inner-suburb setting offers daily convenience for residents, with dining and grocery options rated competitive among 95 Salinas metro neighborhoods. Café and restaurant density trends in the top quartile nationally, while grocery access also outperforms most U.S. neighborhoods. However, limited parks and pharmacies within the immediate area may temper lifestyle appeal and should be considered in leasing strategy.
Relative to the metro, the neighborhood’s overall standing is above the median (C+), with amenity access helping offset softer occupancy readings. Neighborhood occupancy sits below the national median, but renter-occupied share ranks competitive among 95 metro neighborhoods and is high compared with national peers, indicating depth in the tenant base that can support leasing stability.
Vintage context matters: the average neighborhood housing stock dates to the late 1950s, while this property was built in 1990. The later vintage provides a competitive edge versus older stock; investors should still plan for selective modernization and systems updates to keep the asset positioned against both renovated legacy product and newer deliveries.
Within a 3-mile radius, recent years showed modest population and household contraction, yet projections point to renter pool expansion over the next five years with increases in households and a higher renter share. Household incomes trend above the national median, and rent-to-income levels suggest manageable affordability pressure, supporting retention if rent growth is matched with targeted unit improvements and service quality. Elevated home values versus national norms signal a high-cost ownership market, which tends to reinforce reliance on multifamily rentals and can aid pricing power and lease-up velocity.
Compared with the Salinas metro, this neighborhood’s safety profile ranks favorable (above average) among 95 neighborhoods, and it trends safer than many neighborhoods nationwide. According to WDSuite’s data, both property and violent offense estimates improved meaningfully year over year, placing recent declines among the stronger improvements compared with U.S. neighborhoods.
Investors should view the trend as supportive of leasing and retention while continuing to monitor conditions alongside professional management practices, lighting, and access controls that help sustain resident confidence.
Regional employment access reaches major tech and enterprise hubs, supporting workforce housing demand and commuter retention. Key employers within commuting distance include IBM, Netflix, eBay, Adobe, and Apple.
- IBM Silicon Valley Lab — technology R&D offices (29.6 miles)
- Netflix — streaming media HQ & corporate (35.7 miles) — HQ
- eBay — e-commerce HQ & corporate (37.5 miles) — HQ
- Adobe Systems — software corporate offices (39.6 miles)
- Apple — consumer technology (41.7 miles) — HQ
10326 Tembladera St offers a 22-unit scale in an inner-suburb location where renter concentration is competitive within the Salinas metro and ownership costs are elevated relative to national norms. This combination supports a durable tenant base and pricing power potential, while neighborhood occupancy trends slightly below national medians warrant hands-on revenue management and targeted incentives during shoulder periods.
The 1990 construction is newer than the area’s average vintage, positioning the asset well against older stock while leaving room for value-add upgrades to kitchens, baths, and building systems that can enhance rent achievement. Forward-looking demographics within a 3-mile radius indicate growth in households and a larger renter share, reinforcing leasing prospects. According to CRE market data from WDSuite, amenity access is competitive, and recent safety trends have improved, both supportive of retention and stabilized operations.
- Competitive renter base and high-cost ownership market support demand
- 1990 vintage versus older neighborhood stock offers positioning edge with value-add upside
- Amenity access and improving safety trends aid retention and leasing stability
- Forecast household and renter share growth within 3 miles expands tenant pool
- Risks: occupancy below national median and limited parks/pharmacies require proactive management