| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 68th | Fair |
| Amenities | 79th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 99 Oak Ave, South San Francisco, CA, 94080, US |
| Region / Metro | South San Francisco |
| Year of Construction | 2007 |
| Units | 43 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
99 Oak Ave South San Francisco Multifamily Investment
Neighborhood fundamentals point to durable renter demand and steady occupancy, according to WDSuite’s CRE market data. The asset’s Urban Core setting in San Mateo County supports year-round leasing visibility for investors.
Situated in an Urban Core pocket of South San Francisco with a neighborhood rating of B+, the area benefits from everyday convenience: strong access to grocery, pharmacy, parks, and childcare options ranks above many peers in the San Francisco–San Mateo–Redwood City metro, while cafe density is thinner. For investors, this mix supports daily livability that helps with leasing and retention even if lifestyle retail is not the primary draw.
Renter demand is underpinned by a meaningful share of renter-occupied housing units at the neighborhood level and an occupancy profile that remains competitive among metro neighborhoods. Elevated median home values across the neighborhood (top tier nationally) reinforce reliance on multifamily housing, which can support pricing power and lease stability for well-positioned assets.
Within a 3-mile radius, demographics show a largely steady population with growth in households in recent years and additional gains projected, indicating a larger tenant base over time. Household incomes are high by national standards, and rent levels sit near the upper end of U.S. markets; together this points to solid demand depth with lease management focused on affordability pressure at renewal rather than lease-up risk.
The property’s 2007 construction is newer than the neighborhood’s average vintage. That positioning can offer a competitive edge versus older stock, though investors should still plan for mid-life system updates and selective modernization to protect occupancy and justify rents.
Safety indicators for the neighborhood track below the metro median, placing the area in a more mixed position compared with many San Francisco–San Mateo–Redwood City neighborhoods. Nationally, the neighborhood sits around the middle-to-lower tier for safety, signaling that proactive on-site management and lighting, access control, and resident engagement can be important to support retention.
Recent year-over-year readings indicate an uptick in both property and violent offense rates, based on WDSuite’s CRE market data. Investors should underwrite with conservative assumptions around security operating practices and consider partnership with residents and local resources to monitor trends rather than relying on block-level conclusions.
The submarket is supported by a diverse employment base spanning eCommerce, distribution, hospitality back-office, life sciences, and healthcare investment—drivers that broaden the renter pool and shorten commutes for workforce tenants. Nearby employers include Walmart Global eCommerce, Core-Mark Holding, SFO Airport Marriott Accounting Office, Celgene, and McKesson Ventures.
- Walmart Global eCommerce HQ — eCommerce operations (2.3 miles)
- Core-Mark Holding — convenience distribution (2.8 miles) — HQ
- Sfo Airport Marriott Accounting Office — hospitality back-office (5.1 miles)
- Celgene — life sciences offices (7.8 miles)
- McKesson Ventures — healthcare investment (9.1 miles)
99 Oak Ave offers a 43-unit footprint with larger average unit sizes and a 2007 vintage that sits newer than the surrounding neighborhood stock. The combination of competitive neighborhood occupancy, high home values that reinforce renter reliance, and strong household incomes supports a stable tenant base and measured pricing power. According to CRE market data from WDSuite, the neighborhood performs competitively within the metro on occupancy, suggesting steady leasing when paired with professional management.
Within a 3-mile radius, households have grown and are projected to expand further even as population remains broadly stable—an indicator of smaller household sizes and a gradually widening renter pool. Amenity access is strong for essentials (grocery, pharmacy, childcare, parks), which underpins day-to-day livability and can aid retention. Investors should still plan for mid-life capital needs typical for a 2007 asset and monitor safety trends that sit below metro averages.
- Newer 2007 construction relative to area stock supports competitive positioning with manageable mid-life capex planning
- Competitive neighborhood occupancy and high home values reinforce sustained multifamily demand and leasing stability
- 3-mile household growth and high-income renter base point to durable renter pool expansion and retention potential
- Strong everyday amenities (grocery, pharmacy, parks, childcare) support livability and renewal outcomes
- Risks: neighborhood safety indicators below metro averages and premium rent levels require thoughtful lease and operating strategies