| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 47th | Fair |
| Amenities | 53rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 301 Avian Dr, Vallejo, CA, 94591, US |
| Region / Metro | Vallejo |
| Year of Construction | 2007 |
| Units | 87 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
301 Avian Dr, Vallejo Multifamily Investment
Neighborhood occupancy trends are solid and NOI performance ranks in the top tier locally, according to WDSuite’s CRE market data, pointing to durable renter demand. A 2007 vintage positions the asset competitively versus older nearby stock while still allowing for targeted upgrades.
Located in an inner-suburb pocket of Vallejo, the neighborhood carries a B rating and sits 41st out of 98 metro neighborhoods, indicating performance that is above the metro median. Grocery options rank 29th of 98 (competitive among Vallejo neighborhoods), while restaurants rank 39th (also competitive), though cafes, parks, and pharmacies rank near the bottom of the metro, suggesting limited walk-to convenience for those specific categories.
The neighborhood’s renter-occupied share is measured at 45.2% (ranked 26th of 98), signaling a deep tenant base that supports leasing continuity. Neighborhood occupancy runs in the above-median range for the metro (rank 43 of 98) and has trended higher over the past five years, a backdrop that typically supports cash flow stability for well-managed assets.
Home values are elevated versus national norms (85th percentile nationally) and the value-to-income ratio sits in a high national percentile, indicating a high-cost ownership market. For multifamily owners, that context tends to reinforce reliance on rental housing and can aid retention and pricing power, while the neighborhood-level rent-to-income ratio trends on the lower side nationally, which can mitigate affordability pressure for existing tenants.
Within a 3-mile radius, demographics show recent population growth alongside an increase in households, with projections pointing to further household gains and a modest reduction in average household size by 2028. This combination suggests a larger renter pool over time and potential support for occupancy stability and leasing velocity, based on CRE market data from WDSuite. Average school ratings are below national norms, which may be a consideration for family-oriented renter segments, and should be weighed against the neighborhood’s income profile and employment access.
Safety indicators for the neighborhood track below national averages, with ranks placing it in the less favorable end of Vallejo’s 98 neighborhoods and national percentiles that indicate comparatively higher reported offense rates. Recent estimates also show an uptick in violent offenses year over year, while property offense rates have edged lower, underscoring mixed momentum.
For investors, this means underwriting should incorporate prudent security measures, tenant screening, and community management practices. Comparing trends to nearby submarkets and monitoring quarterly updates can help calibrate expectations, as conditions can shift with local enforcement, community programs, and economic cycles.
Regional employment access is anchored by nearby corporate offices within roughly 21–24 miles, supporting a commuter renter base and lease retention for workforce and professional households. Notable employers include Clorox, Salesforce, AIG, Gap, and Ameriprise Financial.
- Clorox — corporate offices (21.3 miles) — HQ
- Salesforce.com — software & cloud (24.0 miles) — HQ
- Aig — financial services (24.0 miles)
- Gap — apparel retail HQ (24.1 miles) — HQ
- Ameriprise Financial — financial services (24.1 miles)
Built in 2007, this 87-unit asset is materially newer than the neighborhood’s average vintage, offering competitive positioning versus older stock and potential efficiencies in near-term capital planning. Neighborhood-level occupancy has held above the metro median, while elevated home values and a high value-to-income ratio suggest ownership costs that reinforce sustained demand for rentals. Within a 3-mile radius, recent population growth and projected increases in households point to a larger tenant base over the next few years, supporting leasing stability and rent growth management. These dynamics are corroborated by commercial real estate analysis from WDSuite, which also shows strong NOI performance among peer properties locally.
Key considerations include below-average school ratings and safety metrics that lag regional and national benchmarks, as well as modest walk-to amenities for select categories (cafes, parks, pharmacies). Operators who pair thoughtful renovations with attentive property management and security can position to capture neighborhood demand and retention while managing risk.
- 2007 construction offers competitive positioning versus older neighborhood stock and reduces immediate heavy capex exposure.
- Above-median neighborhood occupancy and strong local NOI performance support income stability.
- High-cost ownership market reinforces renter reliance on multifamily housing and can aid retention.
- 3-mile population growth and projected household increases expand the tenant base over time.
- Risks: weaker school ratings, below-average safety metrics, and limited walk-to amenities in select categories.