| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 75th | Good |
| Amenities | 78th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 300 Gateway Dr, Pacifica, CA, 94044, US |
| Region / Metro | Pacifica |
| Year of Construction | 1972 |
| Units | 94 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
300 Gateway Dr Pacifica Multifamily Investment
Neighborhood occupancy is competitive among San Francisco–San Mateo–Redwood City peers, supporting stable renter demand, according to WDSuite's CRE market data.
Situated in Pacifica within the San Francisco–San Mateo–Redwood City metro, the neighborhood holds an A- rating and ranks 48 out of 193 metro neighborhoods, placing it above the metro median for overall investment fundamentals. Neighborhood occupancy is strong relative to peers (ranked 34 of 193), indicating steady leasing and lower downtime risk compared with many metro areas.
Livability is supported by daily-needs access. Grocery and pharmacy availability are high versus national benchmarks, while park access is a standout, which can aid retention and tenant satisfaction. Restaurant density outperforms national averages, though cafe density is limited locally — a minor tradeoff to consider when positioning on-site amenities.
Schools perform well for the metro, with the neighborhood’s average rating above the metro median (ranked 35 of 193) and in the top quartile nationally. For multifamily owners, stronger school performance can support demand from households seeking longer-term rental stability.
Demographic statistics aggregated within a 3-mile radius show a slight population dip alongside a modest increase in households and a gradual decline in average household size. This combination typically broadens the renter pool and supports occupancy stability. Looking ahead, households are projected to increase, pointing to a larger tenant base. High home values relative to national norms and a high value-to-income ratio for the metro indicate a high-cost ownership market that tends to sustain reliance on multifamily rentals, while rent-to-income measures near regional norms support lease retention.
Income performance is also notable: neighborhood-level net operating income per unit ranks 16 of 193 (top tier nationally), underscoring the submarket’s capacity to support rent levels and durable operating results over time.
Safety indicators are mixed and best viewed comparatively. Within the San Francisco–San Mateo–Redwood City metro, the neighborhood’s crime rank is 185 out of 193 (higher ranks indicate comparatively lower crime locally), suggesting performance better than most metro neighborhoods. Nationally, composite crime metrics trend below the median, while property and violent offense measures are closer to mid-pack.
Recent year-over-year changes in estimated offense rates show volatility, which can reflect short-term fluctuations rather than a structural shift. Investors should underwrite with local management practices and site-level security considerations in mind, benchmarking property performance against metro and national patterns.
A diverse employment base within a short commute supports renter demand and retention, led by e-commerce, distribution, hospitality accounting, biotech, and healthcare logistics: Walmart Global eCommerce, Core-Mark Holding, SFO Airport Marriott Accounting, Celgene, and McKesson.
- Walmart Global eCommerce — e-commerce operations (3.8 miles)
- Core-Mark Holding — distribution (5.3 miles) — HQ
- SFO Airport Marriott Accounting Office — hospitality accounting (7.1 miles)
- Celgene — biotech (8.8 miles)
- McKesson — healthcare distribution (9.8 miles) — HQ
This 94-unit Pacifica asset is positioned in a neighborhood that performs above the metro median, with competitive occupancy and strong neighborhood-level income performance. High home values relative to national norms reinforce renter reliance on multifamily housing, while rent-to-income levels near regional norms support retention. According to CRE market data from WDSuite, the area’s operating backdrop and renter concentration indicate depth of demand without outsized affordability pressure.
Within a 3-mile radius, households have grown despite a slight population pullback, and are projected to expand further — a pattern consistent with smaller household sizes and a broader renter pool. Access to parks, daily-needs retail, and reputable schools enhances livability, aiding leasing velocity and renewal prospects. Key risks to monitor include mixed-but-improving safety context locally versus nationally and potential macro sensitivity tied to regional employment cycles.
- Competitive neighborhood occupancy supports stable cash flow potential
- High-cost ownership market sustains rental demand and pricing power
- 3-mile household growth and smaller household sizes expand the renter base
- Strong neighborhood NOI rankings signal durable revenue performance
- Risks: mixed national safety positioning and macro employment cyclicality