| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Poor |
| Demographics | 32nd | Poor |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 40 Valle Vista Ave, Vallejo, CA, 94590, US |
| Region / Metro | Vallejo |
| Year of Construction | 2001 |
| Units | 96 |
| Transaction Date | 2018-12-03 |
| Transaction Price | $5,600,000 |
| Buyer | SOLANO VALLEJO AR LP |
| Seller | BUILDERS ALLIANCE FOR AFFORDALBE HOUSING |
40 Valle Vista Ave Vallejo Multifamily Opportunity
Neighborhood occupancy and strong renter concentration suggest durable tenant demand, according to WDSuite’s CRE market data. Amenity density and commuter access support leasing resilience at the submarket level.
The property sits in an Inner Suburb pocket of Vallejo rated B+ among 98 metro neighborhoods, with the asset’s 2001 vintage newer than the neighborhood’s 1964 average. Newer construction can position the community competitively versus older stock, while investors should still evaluate system modernization and common-area refresh needs typical for early‑2000s assets.
Amenity access is a relative strength: the neighborhood ranks 2 of 98 metro neighborhoods for grocery density and is in the top quartile nationally for restaurants, pharmacies, and cafes. This concentration supports daily convenience and can aid leasing velocity and resident retention.
On housing dynamics, the neighborhood’s occupancy rate is around the metro middle, while the share of renter‑occupied housing units is high (ranked 4 of 98), indicating a deep tenant base for multifamily investors. Based on CRE market data from WDSuite, this combination points to steady absorption potential, with pricing power influenced by income mix and rent-to-income levels locally.
Within a 3‑mile radius, households have grown in recent years and are projected to expand further, supporting a larger tenant base and occupancy stability. Population is expected to trend modestly higher, which, paired with improving income distributions in the radius, can reinforce demand for well‑managed workforce housing. Elevated ownership costs across the Bay Area typically sustain reliance on rental housing, which can benefit renewal retention and reduce turnover sensitivity.
Affordability warrants attention: neighborhood rent-to-income levels are elevated, suggesting potential retention risk at renewal for the most price‑sensitive cohorts. Active lease management and unit-mix calibration can mitigate pressure while keeping occupancy stable relative to metro peers.
Safety indicators for the neighborhood trail both metro and national norms. The area ranks 96 out of 98 metro neighborhoods on overall crime, placing it below the metro average and well under top‑quartile national benchmarks. National percentiles for both violent and property offenses are low, signaling that investors should underwrite for security measures and operating protocols.
Recent trend readings indicate year‑over‑year increases in estimated offense rates. For underwriting, sponsors commonly incorporate enhanced lighting, access controls, and partnerships with local safety initiatives, alongside realistic loss‑to‑lease and bad‑debt assumptions.
Regional employment access includes major corporate hubs within commuting range, which supports renter demand and renewal stability for workforce households. Key employers include Clorox, Salesforce, Gap, Wells Fargo, and PG&E Corp.
- Clorox — consumer products (21.9 miles) — HQ
- Salesforce — software/cloud (23.8 miles) — HQ
- Gap — apparel retail (23.9 miles) — HQ
- Wells Fargo — banking & finance (23.9 miles) — HQ
- PG&E Corp. — utilities (23.9 miles) — HQ
40 Valle Vista Ave offers a 96‑unit, early‑2000s multifamily position in a Vallejo neighborhood with strong amenity access and a high share of renter‑occupied housing units. The 2001 construction year is newer than the neighborhood’s average vintage, which can provide a competitive edge versus older comparables while leaving room for targeted upgrades to support rent positioning. According to commercial real estate analysis from WDSuite, neighborhood occupancy sits near the metro middle, and amenity density—especially grocery, restaurant, and pharmacy access—supports day‑to‑day livability that can help sustain leasing.
Demand signals within a 3‑mile radius show household growth historically and additional growth ahead, pointing to a larger tenant base and potential for stable absorption. Investors should underwrite to local affordability pressure and below‑average safety readings, balancing renewal strategies and security investments with the neighborhood’s high renter concentration and commuter access to regional employers.
- 2001 vintage creates competitive positioning versus older stock, with selective value‑add potential
- High renter concentration (ranked 4 of 98 metro neighborhoods) supports depth of tenant demand
- Top‑quartile national amenity access (grocery, restaurants, pharmacies) aids leasing and retention
- 3‑mile household growth and projected expansion support occupancy stability and absorption
- Risks: elevated rent‑to‑income and below‑metro safety; budget for security and renewal management