| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Poor |
| Demographics | 71st | Fair |
| Amenities | 81st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5235 Diamond Heights Blvd, San Francisco, CA, 94131, US |
| Region / Metro | San Francisco |
| Year of Construction | 1972 |
| Units | 90 |
| Transaction Date | 2020-12-09 |
| Transaction Price | $72,500,000 |
| Buyer | WRPV XIV DH SF LLC |
| Seller | DIAMOND HEIGHTS LP |
5235 Diamond Heights Blvd San Francisco Multifamily Opportunity
Located in an amenity-rich Urban Core pocket, the asset benefits from durable renter demand and a high-cost ownership market, according to WDSuite’s CRE market data.
Diamond Heights scores an A- neighborhood rating and ranks 39 out of 193 San Francisco metro neighborhoods, placing it competitive among San Francisco neighborhoods and in the top quartile nationally for amenity access. Parks, groceries, restaurants, and cafes all track in very high national percentiles, supporting everyday convenience that typically underpins leasing and renewal performance.
Neighborhood rents sit near the upper end of the national distribution (ranked 74 of 193; 98th percentile nationally), while the neighborhood occupancy rate trends around the national mid-range. For investors, that combination points to pricing power supported by location quality, with operations focused on steady retention rather than lease-up. Median home values are elevated (near the top of U.S. neighborhoods), reinforcing renter reliance on multifamily housing and helping sustain demand depth for well-run assets.
The property’s 1972 vintage is newer than the area’s average housing stock (which skews to the 1940s). That relative youth typically confers competitive positioning versus older buildings while still leaving scope for targeted modernization of systems and finishes to capture value-add upside.
Tenure patterns indicate meaningful rental demand: within the neighborhood, roughly half of housing units are renter-occupied, and within a 3-mile radius renters constitute a majority of occupied units. Three-mile demographic data also show households holding roughly stable recently with smaller household sizes, and forecasts point to an increase in households by 2028 — trends that expand the local renter pool and support occupancy stability and leasing velocity for well-maintained multifamily product.
Quality-of-life drivers are strong for urban professionals: parks density ranks among the best in the metro (6 of 193; 100th percentile nationally), groceries and restaurants are abundant (both high national percentiles), and childcare access is deep (99th percentile nationally). Average school ratings are weaker (low national percentile), which may temper appeal for some family-oriented renters, but the area’s amenities and employment access typically align with adult and dual-income renter cohorts common in San Francisco’s Urban Core.
Relative to the San Francisco metro, the neighborhood’s safety profile ranks 161 out of 193 neighborhoods, indicating higher reported crime than many local peers. In national terms, current indicators place the area below average for safety; however, both violent and property offense rates have improved year over year, which is a constructive directional trend.
For investors, this context suggests practical measures — lighting, access control, and vendor coordination — can help support resident confidence and retention. Comparatively, assets that pair good on-site operations with the neighborhood’s amenity strengths can remain competitive despite broader urban safety headwinds.
Proximity to major healthcare and financial employers supports a deep professional renter base and commute convenience. Nearby anchors include Celgene, McKesson (and McKesson Ventures), Pfizer, and Wells Fargo.
- Celgene — biotech (2.9 miles)
- McKesson — healthcare distribution (3.6 miles) — HQ
- McKesson Ventures — healthcare venture capital (3.6 miles)
- Pfizer — pharmaceuticals (3.8 miles)
- Wells Fargo — banking (3.9 miles) — HQ
5235 Diamond Heights Blvd offers scale at 90 units in an Urban Core location where amenity access is among the metro’s best and median home values are elevated, sustaining renter reliance on multifamily housing. Neighborhood rents benchmark high nationally while occupancy trends near the national mid-range, pointing to stable demand with room for operators to drive performance through renewal management and selective upgrades. Based on CRE market data from WDSuite, these fundamentals are consistent with San Francisco’s high-cost ownership landscape and a deep professional tenant base.
The 1972 vintage positions the asset as newer than much of the surrounding housing stock, creating a value-add path via modernization of interiors and building systems to outperform older comparables. Three-mile demographic data indicate a growing household count and smaller household sizes over time, which expands the renter pool and supports leasing velocity for well-located properties, while investors should also account for urban safety considerations and below-average school ratings in underwriting and operations.
- Amenity-rich Urban Core location with top-tier access to parks, groceries, and services supporting retention
- High national rent positioning with mid-range occupancy suggests steady demand and pricing power
- 1972 vintage is newer than local stock, enabling targeted value-add to capture upside
- Deep employment base nearby (biotech and finance) supports a professional renter pool
- Risks: below-average safety rankings and weaker school ratings warrant operational focus and conservative underwriting