| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 56th | Poor |
| Amenities | 76th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 455 Alida Way, South San Francisco, CA, 94080, US |
| Region / Metro | South San Francisco |
| Year of Construction | 1989 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
455 Alida Way, South San Francisco Multifamily Investment
Neighborhood occupancy is strong and renter demand is reinforced by high-cost ownership dynamics, according to WDSuite’s CRE market data, supporting stable cashflow positioning for a 38-unit asset in San Mateo County.
Located in South San Francisco’s Urban Core, the neighborhood carries a B rating and sits 81st of 193 metro neighborhoods, indicating performance above the metro median with competitive fundamentals within the San Francisco–San Mateo–Redwood City market. Neighborhood occupancy is reported at 98.4% (neighborhood-level, not property), placing it in the top quartile nationally and competitive among San Francisco–San Mateo–Redwood City neighborhoods. This supports steady leasing conditions and limited downtime risk for well-positioned assets.
The local amenity mix is a practical draw for renters: restaurants and cafes rank in the mid-90s and mid-80s percentiles nationally, and grocery and pharmacy access score in the high-80s percentiles. Childcare density is particularly strong (top tier nationally), which can aid retention for family renters. Parks are limited within the neighborhood footprint, which may modestly temper outdoor-recreation appeal compared with other subareas.
Home values in the neighborhood sit at elevated levels relative to national benchmarks, while rents trend high for the region. In investor terms, this high-cost ownership market tends to sustain renter reliance on multifamily housing and can bolster pricing power when paired with sound unit finishes and management. The neighborhood’s rent-to-income positioning suggests manageable affordability pressure for many households, but proactive lease management remains important.
Tenure dynamics indicate a meaningful renter-occupied share (low‑40% of housing units at the neighborhood level), pointing to a sizable tenant base and stable multifamily demand. Within a 3‑mile radius, households have grown over the last five years even as population edged slightly lower, implying smaller household sizes and a shift toward more households entering the market—conditions that typically support occupancy stability and leasing velocity. Forward-looking estimates indicate modest population growth and a notable increase in household counts by 2028 in the 3‑mile trade area, further expanding the renter pool.
Vintage also supports competitive positioning: the property’s 1989 construction is newer than the neighborhood’s average vintage from the mid‑1970s. That generally reduces near-term functional obsolescence risk versus older stock, while still leaving room for targeted modernization or system upgrades to capture renovation upside.
Safety signals are mixed but manageable. At the metro level, the neighborhood’s overall crime rank is 120 out of 193, indicating it trails the metro median and warrants routine security and property management attention. Nationally, violent-offense indicators trend better than average (upper‑50s percentile), while property-offense indicators sit closer to the lower‑40s percentile. Recent year‑over‑year changes show some upward movement in both categories locally, so investors should underwrite to standard security measures and emphasize lighting, access control, and community management to support resident retention.
Proximity to a diverse employment base supports renter demand and commute convenience, led by e‑commerce, distribution, hospitality, and life sciences. The following employers are within a short drive and help underpin leasing depth for workforce and professional tenants.
- Walmart Global eCommerce HQ — e‑commerce operations (1.4 miles)
- Core-Mark Holding — distribution (3.1 miles) — HQ
- Sfo Airport Marriott Accounting Office — hospitality services (4.5 miles)
- Celgene — biopharma offices (8.7 miles)
- Gilead Sciences — biopharma (9.9 miles) — HQ
455 Alida Way offers exposure to a high-demand renter base in a high-cost ownership market. Neighborhood occupancy is strong at the area level (not property-specific) and amenity access is robust across dining, grocery, pharmacy, and childcare, supporting retention and steady leasing. The 1989 vintage is newer than the neighborhood average, suggesting competitive positioning versus older stock while leaving scope for value‑add through targeted renovations and system modernization. According to CRE market data from WDSuite, these fundamentals align with broader metro trends that favor stabilized operations in well-located, professionally managed assets.
Within a 3‑mile radius, households increased over the past five years and are projected to expand further by 2028, even as average household size trends lower—conditions that typically enlarge the tenant base and support occupancy stability. Elevated home values in the neighborhood reinforce renter reliance on multifamily housing, while rents and incomes indicate room for disciplined pricing strategies when paired with thoughtful lease management.
- Neighborhood occupancy strength (area-level) supports leasing stability and limited downtime risk.
- 1989 construction offers competitive positioning vs. older stock with potential renovation upside.
- High-cost ownership landscape reinforces multifamily demand and pricing power with prudent management.
- 3‑mile household growth and projected expansion indicate a larger renter pool and sustained demand.
- Risks: limited park access, below-average school ratings, and mixed safety trends warrant underwriting for security and resident experience.