| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 91st | Best |
| Amenities | 99th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1630 California St, San Francisco, CA, 94109, US |
| Region / Metro | San Francisco |
| Year of Construction | 2007 |
| Units | 43 |
| Transaction Date | 2001-09-13 |
| Transaction Price | $3,670,000 |
| Buyer | SMITH BRENNAN PROPERTIES LLC |
| Seller | CONSOLIDATED THEATRES INC |
1630 California St San Francisco Multifamily Investment
This 43-unit property serves a high-income, renter-concentrated neighborhood where elevated ownership costs sustain multifamily demand, according to CRE market data from WDSuite.
1630 California St is located in a top-tier San Francisco neighborhood rated A+ overall, ranking 7th among 193 metro neighborhoods. Within a 3-mile radius, the area records a median household income of $182,381—97th percentile nationally—and an occupancy rate of 83.0%, which reflects neighborhood-level tenure patterns across all housing types. The neighborhood's renter-occupied unit concentration stands at 62.5%, ranking in the 95th percentile nationally, underscoring a deep and stable tenant base for multifamily properties.
Demographic fundamentals support sustained rental demand. Within three miles, the population totals approximately 398,700, and while household counts have declined slightly over the past five years, forecasts anticipate household growth of 31.5% by 2028, expanding the renter pool and supporting occupancy stability. Median contract rent reached $2,771 in the immediate neighborhood—98th percentile nationally—and has grown 17.9% over five years. Forward projections suggest continued rent appreciation, with median rents expected to reach $3,008 by 2028, a 25.1% increase from current levels.
The neighborhood's median home value of $1,641,995 (99th percentile nationally) and a value-to-income ratio of 9.0 limit accessibility to ownership and reinforce reliance on rental housing, supporting tenant retention and lease renewal rates. The rent-to-income ratio of 0.19 suggests manageable affordability pressures relative to income levels, contributing to lease management stability. Constructed in 2007, the property is notably newer than the neighborhood average of 1949, positioning it competitively with reduced near-term capital expenditure requirements.
Amenity density ranks in the top decile nationally, with 18.36 grocery stores, 96.41 restaurants, and 10.33 parks per square mile, each ranking in the 100th, 100th, and 100th percentiles respectively. Childcare and pharmacy access similarly rank in the top tier. Schools in the area average a 3.25 rating out of five, placing the neighborhood in the 70th percentile nationally. These factors contribute to tenant appeal and retention in a competitive urban core submarket.
Crime metrics for this neighborhood warrant careful consideration. The property offense rate stands at approximately 5,205 incidents per 100,000 residents, ranking 174th among 193 metro neighborhoods (2nd percentile nationally). Violent offense rates are estimated at 1,097 per 100,000 residents, also ranking 174th (4th percentile nationally). These figures indicate elevated crime levels relative to both metro and national benchmarks.
However, recent trends show improvement: property offense rates declined 25.7% year-over-year (69th percentile nationally for improvement), and violent offense rates fell 23.6% (71st percentile). While the neighborhood's overall crime rank of 141 out of 193 (36th percentile nationally) reflects ongoing challenges, the downward trajectory suggests stabilization. Investors should weigh these improving trends against the elevated baseline when evaluating tenant retention, insurance costs, and lease-up velocity.
The property benefits from proximity to a diversified employment base anchored by Fortune 500 headquarters and major corporate offices, supporting workforce housing demand and commute convenience for professional renters.
- McKesson — healthcare distribution & services (1.0 miles) — HQ
- Wells Fargo — financial services (1.1 miles) — HQ
- PG&E Corp. — utilities (1.4 miles) — HQ
- Salesforce.com — enterprise software (1.5 miles) — HQ
- Charles Schwab — financial services (1.6 miles) — HQ
1630 California St presents a value proposition grounded in high-income renter demand, strong neighborhood fundamentals, and a competitive asset profile. The immediate neighborhood ranks 7th of 193 metro neighborhoods overall, with household incomes in the 97th percentile nationally and renter concentration in the 95th percentile. Median rents of $2,771 have grown 17.9% over five years, and forward projections suggest continued appreciation to $3,008 by 2028. Elevated home values (median $1,641,995) and a 9.0 value-to-income ratio sustain rental demand by limiting ownership accessibility, supporting tenant retention and lease renewal rates.
The property's 2007 vintage is significantly newer than the neighborhood average of 1949, reducing near-term capital expenditure and positioning the asset competitively within the submarket. Demographic projections within three miles anticipate household growth of 31.5% by 2028, expanding the renter pool and supporting occupancy stability. Proximity to Fortune 500 headquarters—including McKesson, Wells Fargo, PG&E, and Salesforce—reinforces workforce housing appeal. However, investors should account for elevated neighborhood-level crime metrics (174th of 193 for both property and violent offenses), despite recent year-over-year declines of 25.7% and 23.6% respectively. These downward trends suggest stabilization but warrant ongoing monitoring for insurance, retention, and lease-up considerations.
- High-income renter base (median $182,381) and 62.5% renter concentration support stable tenant demand
- Rent growth of 17.9% over five years, with forward projections to $3,008 by 2028
- 2007 construction reduces near-term capital needs and positions asset competitively
- Proximity to Fortune 500 headquarters (McKesson, Wells Fargo, Salesforce) within 1.5 miles reinforces workforce appeal
- Elevated neighborhood crime metrics (174th of 193 metro neighborhoods) require careful underwriting despite recent year-over-year declines