| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 72nd | Fair |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 555 Crespi Dr, Pacifica, CA, 94044, US |
| Region / Metro | Pacifica |
| Year of Construction | 1973 |
| Units | 100 |
| Transaction Date | 2015-10-16 |
| Transaction Price | $625,000 |
| Buyer | OCEANVIEW HOUSING ASSOCIATES LP |
| Seller | BRIDGE HOUSING VENTURES INC |
555 Crespi Dr Pacifica Multifamily Investment
This 100-unit property benefits from neighborhood occupancy above 93% and strong household income growth in a high-cost coastal California market, according to CRE market data from WDSuite.
This Pacifica neighborhood maintains solid fundamentals for multifamily investment, ranking in the top third nationally for housing metrics with a 77th percentile score. The area demonstrates occupancy stability at 93.4%, supporting lease retention in a market where 24.2% of housing units are renter-occupied. Household income growth has been substantial, with median incomes rising 47% over five years to reach approximately $140,000, while demographics within a 3-mile radius show mean household incomes approaching $188,000.
The property's 1973 construction year aligns with neighborhood averages, presenting potential value-add opportunities through targeted renovations and unit improvements. Median contract rents in the neighborhood have increased 45% over five years to $2,567, reflecting strong pricing power in this coastal market. Home values averaging $1.27 million reinforce rental demand by maintaining elevated ownership costs that keep households in the multifamily market.
Amenity access supports tenant retention with adequate childcare facilities and parks, though restaurant and retail density remains limited. The neighborhood achieves above-average school ratings at 3.5 out of 5, appealing to family renters. Population projections within the 3-mile radius indicate modest household growth through 2028, with forecasted median incomes reaching $210,000, supporting continued rental demand despite a slight overall population decline.
Safety metrics for this Pacifica neighborhood show mixed trends that require ongoing monitoring. Property crime rates rank in the middle range among the metro's 193 neighborhoods, while violent crime rates remain relatively low at approximately 24 incidents per 100,000 residents. However, both property and violent crime rates have experienced significant year-over-year increases, placing the neighborhood in the bottom percentiles nationally for crime trend stability.
These crime trend changes warrant attention in lease management and property security planning, though the absolute crime levels remain moderate compared to urban centers. The neighborhood's suburban character and residential density may help maintain community oversight, but investors should factor recent crime volatility into operational considerations and tenant communication strategies.
The property benefits from proximity to major Bay Area employers, supporting workforce housing demand from corporate professionals and technology workers.
- Walmart Global eCommerce — corporate headquarters (4.5 miles)
- Core-Mark Holding — distribution services (7.9 miles) — HQ
- Franklin Resources — financial services (12.0 miles) — HQ
- Gilead Sciences — biotechnology (12.1 miles) — HQ
- Visa — financial technology (12.5 miles) — HQ
This 100-unit Pacifica property presents a stable multifamily investment opportunity in a high-barrier coastal California market. The neighborhood maintains occupancy above 93% while demonstrating strong household income growth, with median incomes rising 47% over five years and projected to reach $210,000 by 2028. Commercial real estate analysis from WDSuite indicates the area ranks in the 77th percentile nationally for housing fundamentals, supported by elevated home values that reinforce rental demand.
The 1973 construction vintage aligns with neighborhood norms and offers value-add potential through strategic renovations. Contract rents have grown 45% over five years, reflecting pricing power in this supply-constrained coastal market. Demographics within a 3-mile radius show household growth projections and strong employment proximity to major Bay Area corporate headquarters, supporting workforce housing demand and tenant retention.
- Neighborhood occupancy stability above 93% supports consistent cash flow
- Strong household income growth with median incomes projected to reach $210,000
- Value-add potential through renovations of 1973-vintage units
- High ownership costs maintain rental demand in coastal market
- Risk consideration: Recent crime trend volatility requires operational monitoring