| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 66th | Fair |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2474 S Bascom Ave, Campbell, CA, 95008, US |
| Region / Metro | Campbell |
| Year of Construction | 1979 |
| Units | 91 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2474 S Bascom Ave Campbell Multifamily Investment
Neighborhood occupancy remains resilient, supporting leasing stability at this 91-unit asset, according to WDSuite’s CRE market data. Renter demand is reinforced by a high-cost homeownership market in Campbell and the broader Silicon Valley.
Situated in Campbell’s Urban Core, the property benefits from a neighborhood that is competitive among San Jose–Sunnyvale–Santa Clara neighborhoods (ranked 130 of 344) with above-average occupancy and strong income fundamentals, based on CRE market data from WDSuite. Neighborhood occupancy is high relative to many U.S. areas, which supports tenant retention potential and reduces volatility through cycles.
Local renter concentration is substantial (about 42% of housing units are renter-occupied), indicating a deep tenant base for multifamily product and steady leasing prospects. Median contract rents in the neighborhood are among the higher levels nationally, but rent-to-income ratios trend moderate locally, suggesting room for disciplined revenue management rather than aggressive pricing risk.
Amenities skew toward daily convenience and services: cafes, pharmacies, and restaurants index well above national norms, while parks and grocery options are limited inside the neighborhood boundary but accessible along nearby corridors. The neighborhood’s average construction year skews older (late 1960s), signaling an environment where well-maintained or renovated assets can differentiate on finishes, systems, and energy efficiency.
Within a 3-mile radius, demographics point to a large, high-income resident base and incremental growth: population and households have edged up over the past five years, and forecasts indicate further household growth alongside slightly smaller household sizes. For investors, this combination implies gradual renter pool expansion and support for occupancy stability over the medium term.
Home values in the neighborhood are elevated relative to national norms, characteristic of Silicon Valley’s ownership market. For multifamily owners, high purchase costs for homes tend to reinforce reliance on rental housing, supporting demand depth and lease retention over time.
Safety signals are mixed in a way that experienced investors will recognize in dense, high-demand metros. The neighborhood’s crime rank sits on the lower end within the 344 San Jose–Sunnyvale–Santa Clara neighborhoods (indicating comparatively higher crime locally), yet it performs above average versus neighborhoods nationwide (higher national safety percentile). Recent data also shows notable year-over-year declines in both violent and property offenses, pointing to improving trends rather than deterioration.
Taken together, the area compares competitively at the national level while requiring routine, property-level safety and access controls typical for urban-core operations within the metro.
Proximity to major tech employers underpins renter demand and commute convenience, with a concentration of headquarters and large corporate offices nearby. The immediate employment base includes eBay, Netflix, Adobe Systems, and Apple offices.
- eBay — e-commerce HQ (1.2 miles) — HQ
- Netflix — streaming media HQ (2.1 miles) — HQ
- Adobe Systems — software (4.3 miles)
- Apple - Stevens Creek 8 — technology offices (5.1 miles)
- Apple - Tantau 14 — technology offices (5.5 miles)
The investment case centers on durable renter demand in a high-cost ownership market, supported by neighborhood occupancy that trends strong relative to many U.S. neighborhoods. According to CRE market data from WDSuite, the area’s renter-occupied share provides a deep tenant base, while elevated home values in Silicon Valley help sustain leasing and reduce turnover pressure. Within a 3-mile radius, household counts have grown and are projected to increase further, with slightly smaller household sizes—conditions that typically expand the renter pool and support long-run occupancy.
Built in 1979, the property is newer than much of the surrounding housing stock (which skews to the late 1960s). This positioning can offer a competitive edge with targeted capital planning: systems upgrades and selective renovations can capture value-add upside while remaining cost-aware in an older-stock environment. Key risks to underwrite include premium rent levels, some urban-core crime pressure versus the metro median, and exposure to the tech employment cycle.
- High-cost ownership market supports persistent rental demand and lease retention
- Neighborhood occupancy and sizable renter base underpin stability
- 1979 vintage offers value-add potential via targeted modernization
- 3-mile household growth and smaller household sizes expand the tenant pool
- Risks: elevated rent levels, urban-core safety considerations vs. metro, tech-cycle sensitivity