| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 53rd | Fair |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11145 El Camino Real, Atascadero, CA, 93422, US |
| Region / Metro | Atascadero |
| Year of Construction | 1985 |
| Units | 64 |
| Transaction Date | 2016-06-06 |
| Transaction Price | $10,425,000 |
| Buyer | Sunday Rules LLC |
| Seller | Atascadero 64 LLC, Other, P Joseph Development, Price/unit and /sf |
11155 El Camino Real, Atascadero Multifamily Investment
Neighborhood-level occupancy benchmarks are strong and renter concentration is high, pointing to durable demand, according to WDSuite’s CRE market data. For investors, this location favors stable leasing with pricing set by a high-cost ownership market.
The property sits in an Inner Suburb neighborhood of the San Luis Obispo–Paso Robles metro with an A neighborhood rating. Neighborhood occupancy is in the top quartile among 81 metro neighborhoods, a positive indicator for lease stability at the submarket level (neighborhood metrics, not property performance).
Renter-occupied housing accounts for a larger share of units than most metro peers, also ranking in the top quartile among 81 neighborhoods. For multifamily owners, that depth of renter demand typically supports a wider tenant base and steadier renewals.
Daily-needs access is a relative strength: grocery and restaurant density each sit around the mid‑80s national percentiles, while cafes and childcare options are also above average. Park coverage is limited in this neighborhood, and average school ratings track below national norms, which may influence positioning for family-oriented floor plans and amenities.
Home values are elevated by national standards and the value-to-income ratio ranks in the low‑90s percentiles nationwide. In practice, that high-cost ownership environment tends to sustain reliance on rentals, supporting retention and occupancy. At the same time, the neighborhood’s rent-to-income ratio sits near the lower national decile, suggesting comparatively manageable rent burdens that can aid renewal rates and reduce turnover risk.
Within a 3‑mile radius, recent years show a small population dip alongside an increase in households and smaller average household sizes—conditions that generally expand the renter pool. Forward-looking data points to modest population growth and additional household gains, which can reinforce demand for well-managed multifamily assets.
Safety indicators for the neighborhood are mixed relative to national benchmarks: overall levels trend around the national middle, with property crime comparatively higher than many areas and violent crime closer to median levels. Recent year-over-year trends show declines in both violent and property offenses, which is a constructive sign for long-term stability. These references are neighborhood-level, not property-specific, and should be paired with on-the-ground diligence and comparable submarket reviews.
11155 El Camino Real offers scale at 64 units in a neighborhood that posts top‑quartile occupancy among 81 metro neighborhoods and a higher-than-typical share of renter-occupied housing. Elevated regional home values help sustain multifamily reliance, while rent-to-income conditions indicate room for renewals without outsized affordability pressure. Based on CRE market data from WDSuite, the surrounding 3‑mile area shows household growth and smaller household sizes, a setup that typically supports renter pool expansion and occupancy durability.
Built in 1985, the asset is older than the neighborhood’s average vintage and may benefit from targeted capital improvements. That creates potential value‑add upside through unit and systems modernization, while competing effectively in a submarket with solid daily‑needs access and consistent renter demand.
- Top‑quartile neighborhood occupancy and strong renter concentration support stable leasing
- High-cost ownership market reinforces multifamily demand and retention potential
- 3‑mile household growth and smaller household sizes point to a larger renter base
- 1985 vintage offers value‑add and capex-driven competitiveness versus newer stock
- Risk: below‑average school ratings and limited parks may influence family-oriented demand