| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 76th | Good |
| Amenities | 15th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 825 S San Tomas Aquino Rd, Campbell, CA, 95008, US |
| Region / Metro | Campbell |
| Year of Construction | 1972 |
| Units | 100 |
| Transaction Date | 1994-09-27 |
| Transaction Price | $9,318,500 |
| Buyer | SAN TOMAS GARDENS LIMITED PARTNERSHIP |
| Seller | SAN TOMAS/CHARITIES HOUSING CORPORATION |
825 S San Tomas Aquino Rd Campbell Multifamily Investment
Neighborhood occupancy trends indicate stable renter demand, according to WDSuite’s CRE market data. Elevated local home values tilt households toward renting, supporting long-term lease retention for well-managed assets.
Campbell’s inner-suburban setting combines strong schools and a skilled resident base with steady renter demand. Local school ratings are among the top tier nationally, and the neighborhood 95s demographics score is competitive, reflecting a high share of residents with bachelor s degrees. Caf e density is strong (competitive among San Jose Sunnyvale Santa Clara neighborhoods), though mapped grocery, park, and pharmacy options within the neighborhood boundaries are limited, which investors should consider for resident convenience.
Multifamily fundamentals are favorable: the neighborhood 95s occupancy is high relative to national norms, placing it above the metro median for stability. Within a 3-mile radius, renter-occupied housing comprises roughly the low-to-mid 40% range, indicating a sizable tenant base that can support leasing and renewals. Median rents in the neighborhood rank near the top nationally, but rent-to-income levels indicate capacity for prudent pricing without overextending residents, helping manage retention risk.
Affordability dynamics favor rentals. Median home values sit among the highest nationally, characteristic of a high-cost ownership market that sustains reliance on multifamily housing and underpins depth of demand. Compared with the metro, the neighborhood 95s housing indicators are above the midpoint, suggesting competitive positioning for stabilized assets and thoughtfully executed renovations.
Demographic statistics within a 3-mile radius show modest recent population and household growth, with forecasts pointing to additional population gains and a notable increase in household count over the next five years. This trend supports a larger tenant base and continued demand for rental units, a constructive backdrop for occupancy and disciplined rent growth.
Safety indicators are generally competitive among San Jose Sunnyvale Santa Clara neighborhoods. Violent-offense rates track better than the national average (top half nationally), while property offenses are closer to national mid-range levels. Recent data show a year-over-year decline in violent incidents alongside a notable uptick in property-related offenses, underscoring the importance of standard security measures and resident communication.
As always, safety varies by micro-location and over time; investors should evaluate on-site controls, lighting, access management, and local policing trends as part of due diligence.
The property is surrounded by major tech employers that anchor high-wage jobs and support commuter-friendly renter demand, including Netflix, eBay, and multiple Apple offices.
- Netflix streaming & media (1.2 miles) HQ
- eBay e-commerce (3.0 miles) HQ
- Apple Stevens Creek 8 consumer electronics (3.8 miles)
- Apple Tantau 14 consumer electronics (4.3 miles)
- Apple consumer electronics (5.0 miles) HQ
This 100-unit asset sits in a high-income Silicon Valley neighborhood where renter demand is reinforced by a high-cost ownership market and competitive school quality. Neighborhood occupancy trends are strong relative to metro peers; based on CRE market data from WDSuite, stability has held above the metro midpoint, supporting consistent leasing and renewal performance. Within a 3-mile radius, recent household and income growth, alongside a forecasted increase in households over the next five years, point to an expanding tenant base that can sustain absorption and retention.
Built in 1972, the property presents value-add and capital planning opportunities typical of vintage assets in this area such as interior modernization and systems upgrades to better compete against newer stock while supporting rent integrity. High local home values and strong employer proximity provide durable demand drivers, while prudent expense and security management can mitigate exposure to operating-cost inflation and property-crime variability.
- High-cost ownership market supports sustained multifamily demand and renewal depth
- Competitive neighborhood occupancy and strong schools underpin leasing stability
- 1972 vintage offers clear value-add levers via renovations and modernization
- Proximity to major tech employers bolsters renter pool and commute convenience
- Risks: limited mapped neighborhood amenities and variable property-crime trends warrant active management