| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Fair |
| Demographics | 69th | Fair |
| Amenities | 55th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 501 W Hacienda Ave, Campbell, CA, 95008, US |
| Region / Metro | Campbell |
| Year of Construction | 1974 |
| Units | 77 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
501 W Hacienda Ave Campbell Multifamily Investment
This 77-unit property sits in an Urban Core neighborhood with 91.4% occupancy and median rents of $2,705, supported by high-income demographics and proximity to major tech employers according to CRE market data from WDSuite.
This Urban Core neighborhood ranks in the top quartile nationally for housing metrics and shows resilient rental fundamentals. With 91.4% occupancy and median contract rents of $2,705, the area demonstrates stable demand despite a slight 5-year decline in occupancy rates. The neighborhood's 39.3% renter-occupied share provides a solid tenant base for multifamily properties.
Built in 1974, this property aligns with the neighborhood's 1978 average construction year, suggesting potential for value-add improvements and modernization to capture higher rents. Demographics within a 3-mile radius reveal strong fundamentals with a median household income of $161,961 and 35.3% of residents holding bachelor's degrees, ranking in the 92nd percentile nationally for education levels.
The area benefits from solid amenity density with 3.06 grocery stores per square mile (90th percentile nationally) and 1.53 childcare facilities per square mile (89th percentile). Home values averaging $1.46 million with a 9.8 value-to-income ratio reinforce rental demand by keeping ownership costs elevated relative to incomes, supporting tenant retention in the multifamily market.
Population projections show modest growth with households expected to increase 31.5% by 2028, expanding the potential renter pool. Median rents are forecast to reach $3,267 by 2028, representing 24.5% growth that could support rent increases for well-positioned properties.
Property crime rates in this neighborhood rank 129th among 344 metro neighborhoods, placing it in the middle tier for the San Jose-Sunnyvale-Santa Clara region. The violent crime rate of 38.5 incidents per 100,000 residents ranks 102nd metro-wide and sits near the 47th percentile nationally, indicating moderate safety conditions relative to other neighborhoods across the country.
Recent trends show mixed signals with property crime increasing 245.6% year-over-year, though violent crime decreased 39% in the same period. Investors should monitor these trends as they can influence tenant retention and rental demand, particularly given the neighborhood's high-income demographics and proximity to major employers.
The property benefits from proximity to major technology headquarters and corporate offices that drive employment demand in the Silicon Valley market.
- Netflix — streaming technology headquarters (0.7 miles) — HQ
- Ebay — e-commerce technology headquarters (2.5 miles) — HQ
- Apple — technology corporate offices (4.5 miles)
- Adobe Systems — software technology (5.6 miles)
- Apple — technology headquarters (5.8 miles) — HQ
This 77-unit property built in 1974 presents value-add potential in a stable Urban Core neighborhood with strong employment fundamentals. The area's 91.4% occupancy rate and $2,705 median rents reflect solid rental demand supported by high-income demographics and proximity to major tech employers including Netflix headquarters just 0.7 miles away.
Demographics within a 3-mile radius show household income growth of 42.9% over five years, with projections indicating continued expansion in the renter pool through 2028. The neighborhood's elevated home values and 9.8 value-to-income ratio reinforce rental demand by keeping ownership costs high relative to incomes, supporting tenant retention and lease stability.
- Value-add opportunity with 1974 vintage allowing for modernization and rent growth
- Strong employment base with Netflix, eBay, and Apple within 6 miles
- High-income demographics with 92nd percentile education levels support rent growth
- Elevated ownership costs reinforce rental demand and tenant retention
- Risk: Recent property crime increases may impact tenant appeal and retention