| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 75th | Good |
| Amenities | 78th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 101 Esplanade Ave, Pacifica, CA, 94044, US |
| Region / Metro | Pacifica |
| Year of Construction | 1974 |
| Units | 96 |
| Transaction Date | 2005-06-28 |
| Transaction Price | $44,800,000 |
| Buyer | DESM CASITA PARTNERS LLC |
| Seller | GF LANDS END LLC |
101 Esplanade Ave Pacifica Multifamily Investment
Neighborhood occupancy around 96.5% suggests resilient leasing fundamentals for this Pacifica submarket, according to WDSuite’s CRE market data. With a renter-occupied share near 38% at the neighborhood level, demand depth supports stable tenancy rather than rapid turnover.
Positioned in San Mateo County along the coast, the property benefits from an A- neighborhood rating within the San Francisco–San Mateo–Redwood City metro. The area’s overall rank is 48 out of 193 neighborhoods, placing it above the metro median. At the neighborhood level, occupancy is strong (ranked 34 of 193, top quartile) and aligns with an 80th percentile standing nationally, pointing to durable leasing conditions for multifamily assets.
Daily-needs access is a relative strength: the neighborhood’s amenity rank is 64 of 193 (competitive among metro peers) and in the 78th percentile nationally. Grocery access is notably strong (rank 66 of 193; 94th percentile nationally), and parks are a standout with a 99th national percentile presence. Average school ratings near 4.0 place the neighborhood 35 of 193 (top quartile metro) and 84th percentile nationally—factors that can aid retention for family-oriented renters.
Rents and incomes track high for the region. Neighborhood-level median contract rents sit in the top 1% nationally (rank 64 of 193 locally), while median home values are also elevated (98th national percentile). In a high-cost ownership market, this dynamic tends to sustain reliance on rentals and can support pricing power and lease stability for well-managed assets. The neighborhood’s NOI per unit rank (16 of 193; top quartile and 99th percentile nationally) reinforces that well-positioned properties can capture strong revenue performance relative to operating costs.
Tenure patterns and demographics point to a steady renter pool. The neighborhood’s share of renter-occupied housing units is about 38%, indicating meaningful multifamily demand. Within a 3-mile radius, households have grown in recent years and are projected to continue increasing alongside higher incomes, expanding the local tenant base. These trends, based on CRE market data from WDSuite, support the case for occupancy stability and measured rent growth management over the medium term.
Safety indicators are mixed and should be monitored alongside property-level measures. At the neighborhood level, the overall crime rank is 185 out of 193 within the metro, which is below the metro average for safety, while national positioning is around the 25th percentile. Offense rates themselves sit roughly mid-pack nationally (property and violent offense percentiles near the 48th–49th range), but the most recent year shows an uptick in estimated offense rates. For investors, this suggests underwriting should include prudent security, lighting, and operational considerations rather than assuming further deterioration or rapid improvement.
Nearby corporate employment spans e‑commerce, distribution, hospitality services, biotech, and healthcare ventures—providing a diversified commuter base that supports renter demand and lease retention for workforce and professional households.
- Walmart Global eCommerce — e‑commerce operations (4.2 miles)
- Core-Mark Holding — distribution (6.1 miles) — HQ
- SFO Airport Marriott Accounting Office — hospitality services (7.6 miles)
- Celgene — biotech/pharma (9.5 miles)
- McKesson Ventures — healthcare venture investing (10.4 miles)
This 96-unit coastal asset is supported by top-quartile neighborhood occupancy within the San Francisco–San Mateo–Redwood City metro and high-cost ownership dynamics that reinforce sustained renter demand. Elevated neighborhood incomes and nationally high median contract rents indicate capacity for well-managed pricing, while 3-mile household growth and rising income projections point to a larger tenant base over time. According to commercial real estate analysis from WDSuite, the neighborhood’s strong NOI-per-unit standing (top quartile locally, 99th percentile nationally) underscores revenue potential where operations are kept efficient.
Key considerations include a recent uptick in estimated offense rates at the neighborhood level (despite mid-range national offense rate positioning) and sensitivity to premium rent levels that require disciplined leasing and retention strategies. Overall, fundamentals favor steady occupancy and revenue durability, with upside tied to operational execution and thoughtful capital planning.
- Top-quartile neighborhood occupancy within the metro supports leasing stability
- High-cost ownership market sustains renter reliance and pricing power
- 3-mile household and income growth expand the tenant base
- Strong neighborhood NOI-per-unit standing indicates potential revenue resilience
- Risk: recent neighborhood offense-rate uptick and premium rent sensitivity warrant prudent management