| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 77th | Best |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 125 Warwick Dr, Benicia, CA, 94510, US |
| Region / Metro | Benicia |
| Year of Construction | 1972 |
| Units | 72 |
| Transaction Date | 1998-12-07 |
| Transaction Price | $4,400,000 |
| Buyer | GROSS MAX |
| Seller | CRESTVIEW INVESTMENT CO |
125 Warwick Dr Benicia Multifamily Investment Opportunity
Stable renter demand and high neighborhood occupancy suggest durable cash flow potential, according to WDSuite’s CRE market data. The area’s elevated home values support sustained reliance on rentals, with pricing power tempered by an owner-leaning tenant mix.
Benicia’s suburban setting offers livability drivers that matter to renters and operators: parks and childcare density sit above national norms, while immediate dining and cafe options are limited. Compared with Vallejo metro peers, the neighborhood rates highly overall (A) and is competitive among 98 metro neighborhoods, signaling balanced fundamentals for a 72-unit asset.
Occupancy in the neighborhood is strong and above the metro median, placing it in the top quartile nationally, per commercial real estate analysis from WDSuite. The share of housing units that are renter-occupied is nearer one-third, indicating an owner-leaning area; for investors, that points to a stable but somewhat thinner local tenant pool that can still support steady lease-up and retention.
Rents in the neighborhood are elevated versus many U.S. areas and have outpaced broader trends over the last five years, while rent-to-income levels sit below national norms—favorable for collections and lease management. High home values and a high value-to-income landscape reinforce ongoing reliance on multifamily for households not pursuing ownership, supporting occupancy resilience.
Within a 3-mile radius, demographics show modest population contraction historically, but projections call for an increase in households alongside slightly smaller household sizes. For investors, that points to a larger tenant base over time even with flat population, which can support occupancy stability and absorption for renovated units.
The property’s 1972 vintage is older than the neighborhood’s average construction year, suggesting a straightforward value-add path and the need for targeted capital planning to modernize systems and finishes relative to newer stock.
Neighborhood safety indicators are favorable compared with many U.S. neighborhoods, with both violent and property offenses landing in higher national safety percentiles. Year over year, estimated offense rates have trended lower, reinforcing a constructive backdrop for tenant retention and leasing stability.
At the metro level (Vallejo, 98 neighborhoods), the area performs above average on safety measures and has shown recent improvement. While crime dynamics can vary by block and over time, the current trajectory supports a steady operating environment for multifamily assets.
Regional employment anchors within commuting range include consumer products, cloud software, apparel retail, financial services, and utility headquarters. These employers support a diversified white-collar workforce that can bolster renter demand and retention.
- Clorox — consumer products (19.1 miles) — HQ
- Salesforce.com — cloud software (22.6 miles) — HQ
- Gap — apparel retail (22.7 miles) — HQ
- Charles Schwab — financial services (22.8 miles)
- PG&E Corp. — utility (22.8 miles) — HQ
This 72-unit asset at 125 Warwick Dr benefits from strong neighborhood occupancy and an owner-leaning housing mix that supports rent stability. Elevated home values in Benicia and the Vallejo metro reinforce sustained rental reliance, while rent-to-income levels below national norms offer support for collections and measured pricing power, according to CRE market data from WDSuite.
Built in 1972, the property is older than the neighborhood’s average stock, creating a clear value-add thesis through targeted renovations and systems upgrades. Within a 3-mile radius, projections show an increase in households despite flat-to-slightly lower population levels, implying smaller household sizes and a gradually expanding renter pool to support occupancy and lease-up of improved units.
- Strong neighborhood occupancy and above-median performance in the metro support stable operations.
- Elevated ownership costs in the area sustain multifamily demand and retention potential.
- 1972 vintage suggests value-add upside via interior refresh and modernization of aging systems.
- 3-mile demographics point to household growth and a larger tenant base even with steady population.
- Risks: limited immediate dining/retail density and modest population softness warrant conservative leasing assumptions.