| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 48th | Poor |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 35 Hillcrest Dr, Daly City, CA, 94014, US |
| Region / Metro | Daly City |
| Year of Construction | 2008 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
35 Hillcrest Dr Daly City Multifamily Investment
Positioned near San Francisco job centers with strong neighborhood amenities, the asset targets a deep renter base where occupancy trends sit below the metro median but remain supported by high-cost ownership dynamics, according to CRE market data from WDSuite.
Daly City’s Urban Core location offers daily convenience that supports renter retention. Amenities benchmark competitively within the San Francisco–San Mateo–Redwood City metro: the neighborhood ranks 27th out of 193 for overall amenities and is top quartile nationally for groceries, restaurants, pharmacies, and parks. For investors, this density of services reduces friction in leasing and renewals, particularly for workforce tenants seeking short, predictable errands and commutes.
Renter-occupied housing accounts for a substantial share of neighborhood units, indicating a sizable tenant pool and depth for multifamily demand. Neighborhood rents index in the upper national percentiles, reflecting proximity to high-wage employment and limited buildable land; lease management should balance pricing power with affordability sensitivity to sustain occupancy.
Within a 3-mile radius, demographic data show households relatively stable in recent years with forecasts pointing to more households and smaller average household sizes by 2028. This pattern implies a larger, more granular tenant base over time and supports demand for studios and smaller two-bedroom units. Even as population growth moderates, increased household counts typically reinforce leasing velocity and occupancy stability for well-located properties.
Home values sit in the upper national percentiles and the value-to-income ratio is elevated, signaling a high-cost ownership market. For investors, this tends to sustain reliance on rental housing and can underpin rent levels, though it also requires close monitoring of rent-to-income ratios to manage retention risk. School ratings trend below national averages, a consideration for family-oriented renters, while the amenity concentration and commute access often offset this for a broad segment of working households.
Safety indicators are mixed and should be evaluated comparatively. The neighborhood’s crime rank sits in the lower half of the 193 San Francisco–San Mateo–Redwood City metro neighborhoods, suggesting conditions below the metro average. Nationally, both property and violent offense rates track below the median for safety; however, recent year-over-year declines in both categories indicate an improving trend rather than deterioration.
Investors should underwrite with conservative assumptions, focusing on property-level controls and market-appropriate security measures, while recognizing that directional trends have been favorable over the last year.
Nearby corporate offices within roughly 5–7 miles broaden the commuter tenant base and support leasing stability, led by distribution, biopharma, retail e-commerce, and healthcare headquarters and offices.
- Core-Mark Holding — distribution (5.1 miles) — HQ
- Celgene — biopharma offices (5.7 miles)
- Walmart Global eCommerce HQ — retail e-commerce offices (5.8 miles)
- McKesson Ventures — healthcare investment offices (6.6 miles)
- McKesson — healthcare distribution (6.6 miles) — HQ
Built in 2008, this 40-unit property is materially newer than much of the surrounding housing stock, offering competitive positioning versus older assets while leaving room for selective modernization to drive rent premiums. Amenity density is a standout at the neighborhood level (top-performing locally and strong nationally), which supports day-to-day convenience and lease retention. High ownership costs in the area reinforce renter reliance on multifamily housing, while a sizable share of renter-occupied units signals depth of demand. According to CRE market data from WDSuite, neighborhood occupancy trends are below the metro median, suggesting investors should emphasize asset quality, management, and pricing discipline to sustain performance.
Within a 3-mile radius, households are projected to increase even as average household size declines, pointing to a broader tenant base and steady demand for smaller units through the forecast period. Together with proximity to major employers in San Francisco, these fundamentals support a long-term hold or targeted value-add plan focused on unit refreshes and operational execution.
- 2008 vintage offers competitive stock with selective value-add potential
- Amenity-rich Urban Core location supports retention and pricing power
- High ownership costs reinforce renter demand and depth of tenant base
- 3-mile household growth and shrinking household size favor smaller units
- Risk: below-metro occupancy and lower school ratings require disciplined leasing and management