| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 83rd | Best |
| Amenities | 62nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1000 Twin Dolphin Dr, Redwood City, CA, 94065, US |
| Region / Metro | Redwood City |
| Year of Construction | 2002 |
| Units | 95 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1000 Twin Dolphin Dr, Redwood City Multifamily Thesis
Neighborhood fundamentals point to a deep, high-income renter base and resilient leasing, according to WDSuite’s CRE market data. Focus here is on occupancy stability supported by strong local employers and elevated ownership costs that keep demand anchored to multifamily.
Located in Redwood City’s Inner Suburb corridor, the property benefits from amenity density that is above most areas nationally — restaurants and groceries score in high national percentiles — helping sustain renter appeal and day-to-day convenience. Elevated home values in the neighborhood signal a high-cost ownership market, which typically reinforces reliance on multifamily housing and supports lease retention and pricing power for well-located assets.
Vintage is a meaningful competitive factor: the building was constructed in 2002, while the surrounding neighborhood’s average construction year is 1985. Newer stock often competes well against older inventory on curb appeal and systems efficiency; investors should still plan for mid-life capital items and selective modernization to optimize positioning against comparable assets.
Renter-occupied housing comprises roughly one-third of neighborhood units, indicating a more selective but affluent renter pool relative to many metros. At the neighborhood level, occupancy trends sit around the national mid-range and have eased modestly over five years, suggesting prudent lease management and asset-specific operations will matter for maintaining stability.
Within a 3-mile radius, demographics show a large employment-driven population with household counts edging higher over the last five years and projected to expand further, even as average household size trends lower. This points to a larger tenant base over time and continued demand for professionally managed units. Neighborhood income levels are among the highest nationally, while rent-to-income metrics indicate manageable affordability pressure for many renters — a mix that can support retention and measured rent growth.
On CRE performance markers, neighborhood NOI per unit benchmarks rank among the strongest in the metro and nationally, reflecting the area’s ability to sustain higher effective rents when operations are executed well. Parks and childcare access also rate highly, enhancing livability and broadening the renter profile.
Safety indicators are mixed. Neighborhood violent-offense rates trend safer than many areas nationwide (above-average national percentile), while property-related offenses sit closer to the national middle. Recent year data shows an uptick in violent incidents, so investors should monitor trend continuity and assess property-level security, lighting, and access controls during due diligence.
Compared with broader regional patterns, the area is competitive among San Francisco–San Mateo–Redwood City neighborhoods, but not top quartile on safety. A practical takeaway for underwriting is to incorporate standard security operations and emphasize well-lit common areas and controlled entry to support resident comfort and retention.
Proximity to major corporate offices creates a steady white-collar renter base and short commute times, notably in technology and life sciences. The nearest demand drivers include Oracle, Franklin Resources, Visa, and Gilead Sciences, as well as the Oracle Conference Center.
- Oracle — enterprise software HQ (1.1 miles) — HQ
- Oracle Conference Center — conference facility (1.3 miles)
- Franklin Resources — asset management (2.9 miles) — HQ
- Visa — payments HQ (3.2 miles) — HQ
- Gilead Sciences — biopharma HQ (3.8 miles) — HQ
This 95-unit asset at 1000 Twin Dolphin Dr sits in a high-income Peninsula node where elevated ownership costs and strong employer adjacency underpin steady multifamily demand. According to CRE market data from WDSuite, the neighborhood’s occupancy level is around the national mid-range with slight softening over five years, implying the importance of disciplined operations and leasing strategy while benefiting from deep-paying power in the renter pool. The 2002 vintage is newer than the neighborhood norm, offering a competitive edge versus older stock with potential to unlock value through targeted updates rather than wholesale repositioning.
Within a 3-mile radius, household counts are rising and are projected to expand further even as average household size declines — a setup that typically enlarges the tenant base and supports occupancy stability. High household incomes and strong amenity access (parks, groceries, childcare) reinforce livability, while neighborhood NOI-per-unit benchmarks at the high end suggest the area can sustain premium operations when assets are managed effectively. Key underwriting considerations include moderating occupancy trendlines and maintaining resident appeal through thoughtful capex and security best practices.
- Newer 2002 vintage versus 1980s neighborhood average supports competitive positioning with selective modernization upside
- High-income renter base and elevated ownership costs bolster demand depth and lease retention
- Strong corporate adjacency (tech and life sciences) provides durable white-collar demand drivers
- Neighborhood NOI-per-unit benchmarks among the strongest indicate potential to sustain premium operations
- Risks: modest five-year occupancy easing and recent safety uptick warrant proactive leasing and security management