| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 73rd | Good |
| Amenities | 100th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 662 Valencia St, San Francisco, CA, 94110, US |
| Region / Metro | San Francisco |
| Year of Construction | 1998 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
662 Valencia St, San Francisco Multifamily Opportunity
Positioned in an Urban Core pocket with dense amenities and a high renter-occupied base, this asset benefits from durable tenant demand and strong leasing visibility, according to WDSuite’s CRE market data.
The property sits within a high-amenity Urban Core neighborhood in San Francisco where cafes, groceries, restaurants, parks, and pharmacies rank in the top quartile among 193 metro neighborhoods and reach top national percentiles. This density supports foot traffic, day-to-day convenience, and sustained renter interest that can reduce marketing downtime between turns.
Neighborhood fundamentals are mixed but investable. The area holds an A- neighborhood rating and ranks 30 out of 193 in the metro, placing it in the top quartile locally. Median contract rents in the neighborhood have grown over the past five years while the renter-occupied share of housing units remains elevated (56.1% at the neighborhood level), indicating a deep tenant base for multifamily operators. At the 3-mile radius, data show a larger renter concentration (67.7%), reinforcing demand for apartments across product types.
Construction in this submarket skews older (average vintage 1940 across the neighborhood), so a 1998 asset is comparatively newer stock. That positioning can improve competitive standing versus legacy inventory, though investors should still underwrite routine modernization and systems refresh over a hold period.
Demographics within a 3-mile radius show stable to modestly expanding demand drivers. Household counts are projected to increase even as average household size trends smaller, which typically supports a larger tenant base and steadier occupancy for multifamily operators. Elevated home values in the neighborhood and a high value-to-income ratio suggest a high-cost ownership market that tends to sustain reliance on rentals, supporting retention and pricing power where properties are well-managed.
Safety trends warrant careful underwriting. The neighborhood ranks 170 out of 193 metro neighborhoods for crime, below the metro median, and its national safety standing is also below average. However, recent trend data indicate year-over-year declines in both violent and property offenses, a constructive direction that investors can monitor over the hold period.
For investors, this implies balancing strong urban amenity access and renter demand against a location where safety metrics trail metro peers. Active property management, lighting, and partnership with local resources may help support tenant retention and operating stability as broader trends evolve.
Proximity to established life sciences, healthcare, and financial services employers underpins weekday population density and supports renter demand through commute convenience. The employers below represent near-term anchors for leasing and retention.
- Celgene — biotech (1.5 miles)
- McKesson Ventures — healthcare investment (2.1 miles)
- McKesson — healthcare services (2.1 miles) — HQ
- Pfizer — pharmaceuticals (2.3 miles)
- Wells Fargo — financial services (2.4 miles) — HQ
This 50-unit, 1998-vintage property offers relative competitiveness versus the neighborhood’s older housing stock, with strong adjacency to top-ranked amenities and a renter-leaning housing base. While neighborhood occupancy trends have been softer than metro norms, elevated home values and a sizable renter pool point to durable demand for well-managed units and opportunities to drive retention through service quality rather than concessions.
Within a 3-mile radius, projections indicate growth in household counts and shrinking household size, which typically expands the renter pool and supports occupancy stability. According to CRE market data from WDSuite, the neighborhood sits in the top quartile locally for overall quality, and amenity density is a differentiator for leasing velocity. Investors should underwrite ongoing capital planning appropriate for a late-1990s asset and account for below-median safety metrics when forming operating assumptions.
- Newer-than-neighborhood vintage (1998) offers competitive positioning versus older stock with targeted modernization potential.
- High neighborhood and 3-mile renter concentrations support demand depth and leasing resilience.
- Exceptional amenity density (top quartile locally; strong nationally) aids tenant retention and rentability.
- Household growth and smaller household sizes within 3 miles expand the tenant base and support occupancy stability.
- Risks: below-median safety metrics and softer neighborhood occupancy require prudent underwriting and proactive management.