| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 91st | Best |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 125 Gardenside Dr, San Francisco, CA, 94131, US |
| Region / Metro | San Francisco |
| Year of Construction | 1982 |
| Units | 58 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
125 Gardenside Dr, San Francisco Multifamily Investment
Strong renter demand and elevated home values in the neighborhood support pricing resilience, according to WDSuite’s CRE market data, while occupancy trends sit below the metro median and warrant focused leasing execution.
This Urban Core neighborhood rates A and ranks 14th out of 193 metro neighborhoods, placing it competitive among San Francisco neighborhoods and top quartile nationally for several quality-of-life drivers. Amenity access is a clear strength: parks per square mile sit in the top percentile nationally, with restaurants, cafes, pharmacies, and childcare also testing the mid-90s percentiles — a mix that tends to support resident retention and lower turnover for multifamily assets.
Rent levels are among the highest in the nation (neighborhood median contract rent ranks near the top of metro and national distributions), and the rent-to-income ratio sits well below many coastal markets, suggesting manageable affordability pressure for local renters in an otherwise high-cost ownership market. Elevated home values (top-tier nationally) generally sustain reliance on rental housing, reinforcing depth of the tenant base for stabilized multifamily.
Tenure patterns indicate a sizable pool of renter-occupied housing: within the neighborhood, renter concentration is high relative to the metro, and within a 3-mile radius renters account for a majority of occupied units. For investors, this points to durable demand for well-managed units and potential for steady lease-up, even as the neighborhood’s occupancy rate sits below the metro median and requires active leasing and renewal strategies.
The property’s 1982 vintage is newer than the neighborhood’s older average stock, offering relative competitiveness versus pre-war buildings. That said, systems from the early 1980s may benefit from targeted modernization and common-area upgrades — a typical value-add play in this submarket to maintain positioning against newer deliveries.
Demographic statistics aggregated within a 3-mile radius show high incomes today and a projected increase in households alongside smaller average household sizes over the next five years. Even with modest population contraction, a rising household count points to a larger renter pool and supports occupancy stability for well-located assets.
Schools in the neighborhood test above national averages (average ratings in the 80th-plus percentiles), which, alongside strong amenities, underpins livability for a range of renter profiles and can help support retention in family-sized units.
Safety indicators for the neighborhood trend below both metro and national norms. Compared with 193 metro neighborhoods, crime ranks in the lower tier, indicating higher incident rates relative to many parts of the region. Nationally, the area sits in lower percentiles for both violent and property offenses, signaling that investors should underwrite prudent security, lighting, and access control measures as part of operations.
On a positive note, recent-year estimates indicate property offenses have declined, suggesting some improvement in trend. For underwriting, frame expectations to the submarket: assume elevated baseline security and potential insurance costs, while recognizing that professional management and building-level controls can mitigate risk and support leasing.
Nearby anchors in biopharma and financial services provide a deep white-collar employment base that supports renter demand and commute convenience for residents, including Celgene, McKesson (and McKesson Ventures), Pfizer, and Wells Fargo.
- Celgene — biopharma (2.9 miles)
- McKesson — healthcare distribution (3.4 miles) — HQ
- McKesson Ventures — healthcare venture capital (3.4 miles)
- Pfizer — pharmaceuticals (3.6 miles)
- Wells Fargo — banking (3.6 miles) — HQ
125 Gardenside Dr is a mid-size multifamily asset in an A-rated Urban Core neighborhood where amenity density, parks access, and high household incomes support demand and retention. While neighborhood occupancy trends are below the metro median, elevated home values and a large renter base point to durable leasing fundamentals when paired with proactive management, according to CRE market data from WDSuite.
Built in 1982, the property is newer than much of the surrounding housing stock, offering competitive positioning against older buildings. Targeted upgrades can capture value-add upside while meeting expectations of a high-income tenant base. Demographic data aggregated within a 3-mile radius indicates rising household counts and smaller household sizes ahead, which typically expands the renter pool and supports steady absorption for well-located units.
- A-rated Urban Core location with top-tier amenities and parks, supporting retention
- High-cost ownership market reinforces multifamily demand and pricing power
- 1982 vintage offers relative competitiveness with clear value-add modernization paths
- 3-mile trends show increasing household counts and smaller sizes, expanding the renter pool
- Risk: neighborhood safety and softer occupancy require active leasing and property-level security