| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 84th | Best |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 560 Elm St, San Carlos, CA, 94070, US |
| Region / Metro | San Carlos |
| Year of Construction | 1972 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
560 Elm St San Carlos 30-Unit Value-Add Multifamily
Neighborhood-level occupancy near the mid-90s and a deep renter base indicate durable demand, according to WDSuite’s CRE market data. Elevated ownership costs in San Carlos support renter reliance on multifamily housing, reinforcing pricing discipline when assets are managed well.
San Carlos sits within the San Francisco–San Mateo–Redwood City metro’s Urban Core, with this neighborhood rated A+ and ranking among the top quartile of the metro’s 193 neighborhoods. Amenity access is a clear strength — cafés, restaurants, groceries, pharmacies, and parks all score in high national percentiles — which tends to support retention and lease-up for well-positioned assets.
At the neighborhood level (not the property), occupancy is approximately 94.9%, with a renter-occupied share around 64%, signaling a large tenant base and generally stable absorption. Median contract rents sit in upper national percentiles, while the neighborhood rent-to-income ratio of roughly 0.17 suggests room for disciplined increases where quality and value are evident, based on CRE market data from WDSuite.
Within a 3-mile radius, demographics point to a resilient renter pool: households have inched up even as population has been roughly flat, indicating smaller household sizes and continued demand for rental options. Projections within the same 3-mile radius call for a notable increase in households over the next five years alongside higher incomes, which can support occupancy stability and measured rent growth as new renters enter the market.
Home values in this neighborhood are elevated by national standards, which tends to sustain reliance on multifamily housing and can bolster lease retention for well-maintained communities. The property’s 1972 vintage is older than the neighborhood’s average construction year (1986), pointing to potential value-add through targeted renovations and system upgrades that enhance competitiveness against newer stock.
Neighborhood safety indicators compare favorably versus many U.S. neighborhoods, with overall crime measures sitting above the national average for safety. Recent trend data shows year-over-year declines in both property and violent offenses, a constructive signal for tenant retention and long-term operations.
As with any urban core location, conditions can vary by block and over time; investors should corroborate on-the-ground patterns, but current readings place the area in stronger national percentiles with improving momentum.
Proximity to major employers anchors demand, supporting commuter convenience and leasing durability. Notable nearby employers include Oracle, Oracle Conference Center, Franklin Resources, Visa, and Gilead Sciences.
- Oracle — enterprise software (1.7 miles) — HQ
- Oracle Conference Center — corporate facilities (1.8 miles)
- Franklin Resources — asset management (3.0 miles) — HQ
- Visa — payments (3.8 miles) — HQ
- Gilead Sciences — biotech (4.4 miles) — HQ
560 Elm St offers scale at 30 units in a high-amenity Peninsula location where neighborhood occupancy is near the mid-90s and renter concentration is strong. Elevated ownership costs and high household incomes sustain reliance on quality rentals, supporting retention and rent integrity for well-managed assets. The 1972 vintage is older than the neighborhood average (1986), creating clear value-add pathways through interior upgrades and building system modernization to compete effectively against newer stock.
According to commercial real estate analysis from WDSuite, the neighborhood sits in high national percentiles for amenities and maintains healthy rent-to-income dynamics, while a 3-mile radius shows stable-to-rising household counts and strong income growth — all supportive of a deeper tenant base over time. Key employers within a short drive further underwrite demand, though investors should plan for capital expenditures typical of 1970s construction and monitor leasing sensitivity to broader tech/biotech employment cycles.
- Occupancy near the mid-90s at the neighborhood level supports cash flow stability
- Strong renter-occupied share and elevated home values reinforce multifamily demand
- 1972 vintage presents value-add upside through targeted renovations and system upgrades
- High-amenity, employment-rich corridor supports retention and pricing discipline
- Risks: capex needs for older construction and exposure to regional employment cycles