| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Poor |
| Demographics | 69th | Fair |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2052 Gold St, Alviso, CA, 95002, US |
| Region / Metro | Alviso |
| Year of Construction | 1976 |
| Units | 112 |
| Transaction Date | 2012-05-02 |
| Transaction Price | $10,500,000 |
| Buyer | --- |
| Seller | --- |
2052 Gold St Alviso Multifamily Opportunity
Within a 3-mile radius, renter-occupied units make up a substantial share of housing, supporting a deep tenant base near major employers, according to WDSuite’s CRE market data.
Situated in Alviso within the San Jose–Sunnyvale–Santa Clara metro, the neighborhood posts a B- rating with amenity access that is above the national middle and competitive for cafes locally. Cafes rank in the competitive tier among 344 metro neighborhoods, while restaurants and parks index modestly above national averages, supporting everyday livability for renters.
School quality is a relative strength: average ratings are near 4 out of 5 and place the area in the top quartile nationally, a factor that can aid retention for family renters. Neighborhood occupancy is around the national mid-range, but the area ranks below the metro median (283 of 344), suggesting leasing may be more sensitive to pricing and product quality than in stronger submarkets; disciplined asset management can help sustain performance.
Vintage matters for underwriting. Built in 1976, the property is older than the neighborhood’s average construction year (1981). This typically points to capital planning needs but also presents value‑add or modernization upside to better compete with newer stock.
Demand depth is reinforced by tenancy patterns and demographics measured within a 3‑mile radius: renter-occupied housing comprises a clear majority, which supports a larger tenant pool and steadier leasing. Household counts have grown over the last five years and are projected to continue increasing with smaller average household sizes, implying more households — and potentially more renters — entering the market even as population growth moderates. High household incomes and elevated ownership costs in the broader area indicate a high‑cost ownership market, which tends to sustain reliance on multifamily rentals and can support pricing power where product quality aligns with expectations.
Safety indicators trend weaker than both metro and national benchmarks. The neighborhood’s overall crime standing is in the lower national percentiles and ranks near the bottom cohort within the San Jose–Sunnyvale–Santa Clara metro (312 of 344 neighborhoods). Property and violent incident estimates also sit in low national percentiles, indicating comparatively higher crime levels versus many U.S. neighborhoods.
Recent year-over-year estimates point to increases in both property and violent offenses. For investors, this underscores the importance of proactive security design, lighting, access control, and insurance diligence, as well as close monitoring of local trendlines over time rather than relying on a single-year snapshot.
Proximity to major Silicon Valley employers underpins workforce housing demand and commute convenience, notably across semiconductor, networking, data storage, and e‑commerce operations.
- Lam Research Corporation — semiconductor equipment (1.3 miles)
- Cisco Systems — networking hardware (1.4 miles) — HQ
- NetApp — data storage (2.2 miles) — HQ
- Intel — semiconductors (2.3 miles) — HQ
- Amazon — e‑commerce operations (2.7 miles)
This 112‑unit asset benefits from a sizable renter base within a 3‑mile radius, proximity to blue‑chip employers, and school quality that ranks in the top quartile nationally — all supportive of durable renter demand. Neighborhood occupancy trends near the national mid-range but sit below the metro median, making renovation quality, unit mix, and management execution key to maintaining stability. According to CRE market data from WDSuite, the area’s high-cost ownership context and strong incomes reinforce reliance on multifamily housing, which can support rent levels where product meets market expectations.
Built in 1976, the property is older than nearby stock on average, which points to capital planning and value‑add potential to improve competitive positioning. Forward-looking demographics within 3 miles show more households and smaller household sizes over the next five years, indicating a broader tenant base even if population growth moderates.
- Large renter pool within 3 miles supports tenant demand and leasing depth
- Proximity to major employers (Cisco, Intel, NetApp, Lam Research) underpins retention
- Value‑add potential from 1976 vintage via upgrades and modernization
- High-cost ownership market and strong incomes support pricing power
- Risks: below-metro occupancy ranking and weaker safety metrics require active management