| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 21st | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 115 San Juan Grade Rd, Salinas, CA, 93906, US |
| Region / Metro | Salinas |
| Year of Construction | 1976 |
| Units | 22 |
| Transaction Date | 1998-01-07 |
| Transaction Price | $615,000 |
| Buyer | SCHULTHEIS JON S |
| Seller | VILLA SAN JUAN INVESTORS |
115 San Juan Grade Rd Salinas Multifamily Investment
Neighborhood fundamentals point to resilient renter demand and high occupancy stability, according to WDSuite’s CRE market data, with metrics measured for the surrounding neighborhood rather than the property. This commercial real estate analysis highlights demand depth supported by a sizable renter base and daily-needs amenities.
Situated in Salinas an Urban Core area with a B+ neighborhood rating and a rank of 33 out of 95 the location is competitive among Salinas neighborhoods. Daily-needs access is a strength: grocery density ranks 11 of 95 (top quartile locally), with cafes, restaurants, and parks also comparatively abundant. One notable gap is limited in-neighborhood pharmacy presence.
Neighborhood occupancy is strong (ranked 13 of 95 top quartile locally and high in national comparison), which supports leasing stability for multifamily assets. The share of renter-occupied housing is competitive among Salinas neighborhoods (rank 25 of 95 and high nationally), indicating a deep tenant base that can support absorption and renewal activity. These figures are neighborhood-level indicators, not property-specific performance.
Within a 3-mile radius, population and household counts have increased in recent years, and forecasts point to additional household growth alongside gradually smaller average household sizes. For investors, this suggests a larger tenant base over time and steady demand for rental units, which can support occupancy and reduce downtime between turns.
Ownership costs in the neighborhood sit in a higher-cost California context, while home values relative to incomes indicate some households remain reliant on rentals. At the same time, rent-to-income levels suggest affordability pressure that warrants active lease management and renewal strategy. For multifamily property research, the combination of demand depth and high occupancy supports pricing power, albeit with attention to retention.
Safety indicators for the neighborhood trail metro averages, with the neighborhood 27s overall crime rank at 79 out of 95 in the Salinas metro. Nationally, the area trends below the median for safety, placing it outside top-quartile peer groups. Recent estimates also show a year-over-year uptick in property and violent offenses at the neighborhood level.
Investors may want to underwrite modestly higher security, lighting, and operational oversight, and monitor trendlines over multiple periods rather than relying on a single year 27s change. These figures are neighborhood-level readings and can vary block-to-block.
Regional employment anchors within commuting reach can support renter demand, particularly for hybrid workers and dual-income households. Key corporate offices include IBM, Netflix, eBay, and Adobe.
- IBM Silicon Valley Lab technology R&D (32.9 miles)
- Netflix media & streaming (40.8 miles) HQ
- eBay ecommerce (42.2 miles) HQ
- Adobe Systems software (44.0 miles)
115 San Juan Grade Rd offers a 1976 vintage in a neighborhood with strong renter demand signals: high neighborhood occupancy (top quartile locally) and a renter-occupied housing share that is competitive across Salinas. Construction year suggests potential value-add through modernization and common-area upgrades, with capital planning focused on aging systems typical for assets of this era. According to CRE market data from WDSuite, neighborhood NOI per unit trends above the metro median, providing a constructive backdrop for income performance while noting this is a neighborhood indicator, not property-specific.
Within a 3-mile radius, population and households have grown and are projected to expand further, pointing to a larger tenant base and support for occupancy. Daily-needs retail is strong nearby, although limited pharmacy presence and below-median safety readings warrant pragmatic operating assumptions and resident-experience investments. Lease management should weigh pricing power against rent-to-income pressures to sustain retention.
- High neighborhood occupancy and a sizable renter base support leasing stability
- 1976 vintage presents value-add and systems modernization potential
- Neighborhood NOI per unit trends above the metro median (source: WDSuite)
- 3-mile population and household growth expands the tenant pool
- Risks: below-median safety, limited pharmacy access, and rent-to-income pressures