| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 49th | Fair |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 453 Fleming Ave E, Vallejo, CA, 94591, US |
| Region / Metro | Vallejo |
| Year of Construction | 1975 |
| Units | 32 |
| Transaction Date | 2004-12-14 |
| Transaction Price | $3,680,000 |
| Buyer | LEFEVER MATTSON |
| Seller | KATZ JEFFREY |
453 Fleming Ave E Vallejo Multifamily Opportunity
Neighborhood occupancy trends have inched higher and sit above the national mid-point, according to WDSuite’s CRE market data, supporting stable renter demand for well-located assets in Vallejo.
Situated in an inner-suburb pocket of Vallejo, the area offers everyday convenience with strong grocery access while broader lifestyle amenities are more limited. For investors, this translates to reliable day-to-day demand drivers with less dependency on discretionary destinations.
Neighborhood occupancy is above the national median and has improved over the last five years, pointing to steady leasing conditions rather than rapid churn. Within a 3-mile radius, population and household counts have expanded and are projected to continue growing through 2028, which indicates a larger tenant base and supports ongoing absorption.
Home values in the neighborhood are elevated relative to national norms, and ownership costs rank high within the metro. That backdrop tends to reinforce reliance on multifamily rentals, aiding tenant retention and pricing discipline for well-maintained properties.
Renter-occupied housing within a 3-mile radius accounts for a meaningful share of units, signaling depth in the renter pool and demand stability for professionally managed communities. Median contract rents in the neighborhood are also high compared to national levels, though rent-to-income metrics remain manageable, supporting collections and renewal strategies.
Safety conditions in this Vallejo neighborhood track below the metro median among 98 local neighborhoods and sit in lower national percentiles, indicating a comparatively higher incidence of reported offenses than many peer areas. Recent data also show a year-over-year uptick in violent offense activity.
Investors typically address this with standard risk management: exterior lighting, access control, and resident screening, along with proactive community engagement. Framing underwriting assumptions and security budgets to local norms can help support occupancy and retention without overextending operating costs.
Proximity to major Bay Area corporate hubs supports commuter demand and leasing durability, with several headquarters and large office employers within roughly 20–25 miles that expand the income base for workforce and mid-market units.
- Clorox — consumer products (21.8 miles) — HQ
- Salesforce.com — software (24.1 miles) — HQ
- Aig — insurance (24.1 miles)
- Ameriprise Financial — financial services (24.2 miles)
- Gap — apparel retail (24.2 miles) — HQ
This 32-unit Vallejo asset benefits from steady neighborhood occupancy that trends above the national mid-point and incremental growth in the surrounding renter pool within 3 miles. Elevated ownership costs in the neighborhood help sustain demand for rentals, while proximity to major Bay Area employers broadens the income base and supports retention. Based on commercial real estate analysis from WDSuite, rents benchmark high versus national levels yet remain serviceable relative to local incomes, which supports collections and measured rent growth strategies.
Amenity access skews toward essentials like groceries rather than leisure venues, aligning with workforce demand drivers. Operators who emphasize security, maintenance, and unit modernization can position the property competitively versus older stock nearby and support stable occupancy through cycles.
- Occupancy trends above national mid-point with five-year improvement supports leasing stability.
- Meaningful renter concentration within 3 miles expands the tenant base for a 32-unit community.
- Elevated ownership costs reinforce reliance on rentals, aiding retention and pricing power.
- Access to Bay Area headquarters and office employment underpins demand from commuters.
- Risk: Below-median safety and limited discretionary amenities require prudent security and marketing spend.