| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 73rd | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 999 W Hamilton Ave, Campbell, CA, 95008, US |
| Region / Metro | Campbell |
| Year of Construction | 1972 |
| Units | 116 |
| Transaction Date | 1997-06-04 |
| Transaction Price | $11,400,000 |
| Buyer | HARRINGTON THOMAS E |
| Seller | GREENERY APARTMENTS |
999 W Hamilton Ave Campbell Multifamily Investment
Neighborhood occupancy is elevated and a sizable share of housing units are renter-occupied, supporting stable leasing according to WDSuite’s CRE market data.
Situated in Campbell within the San Jose–Sunnyvale–Santa Clara metro, the neighborhood rates highly for overall livability and is competitive among San Jose–Sunnyvale–Santa Clara neighborhoods (ranked 29 out of 344). Amenity access is a strength, with groceries, parks, cafes, and childcare options placing in the top quartile nationally, which supports day‑to‑day convenience and renter retention.
For investors, the local housing context is favorable to multifamily demand. Neighborhood occupancy is approximately 96.5% (neighborhood level, not the property), and about 44% of housing units are renter‑occupied, indicating a deep tenant base and generally stable lease-up dynamics. Median contract rents in the area have grown over the past five years, while the rent‑to‑income ratio sits below many coastal peers, which can help with pricing power without materially stressing affordability.
Schools average around 4.0 out of 5 across the neighborhood, a supportive factor for long‑term household stability. Elevated home values relative to incomes place this area among the higher‑cost ownership markets nationally, which tends to sustain reliance on rental housing and can support occupancy and lease retention for well‑positioned assets.
Demographic metrics aggregated within a 3‑mile radius show steady population and household counts with projections calling for additional household growth and higher incomes over the next five years. This points to a larger tenant base and potential renter pool expansion, reinforcing the case for long‑term demand.
Safety conditions should be underwritten thoughtfully. The neighborhood ranks 258 out of 344 metro neighborhoods for crime, indicating it is below the metro median on this measure. Nationally, available indicators place the area below the national median for safety, so investors may wish to account for security features and operating practices in underwriting.
Recent year‑over‑year changes show increases in both property and violent offense estimates at the neighborhood level. While these are neighborhood aggregates rather than property‑specific figures, monitoring trend direction and aligning with professional management and lighting/access controls can help support tenant experience and retention.
The immediate area draws from a deep Silicon Valley employment base, with multiple corporate offices and headquarters within a short commute—supporting workforce housing demand and lease stability for nearby multifamily.
- eBay — corporate offices (2.3 miles) — HQ
- Netflix — corporate offices (2.5 miles) — HQ
- Apple - Stevens Creek 8 — corporate offices (2.9 miles)
- Apple - Tantau 14 — corporate offices (3.3 miles)
- Apple — corporate offices (4.3 miles) — HQ
999 W Hamilton Ave benefits from strong neighborhood fundamentals: high neighborhood occupancy, a meaningful renter‑occupied share, and top‑quartile access to daily amenities. Elevated home values in Santa Clara County reinforce reliance on rental housing, helping sustain depth of demand and lease retention. According to CRE market data from WDSuite, the neighborhood’s rent profile and income backdrop indicate room for professional management to balance pricing with retention in line with metro trends.
Built in 1972, the asset is slightly older than the neighborhood’s average vintage. That positioning can support a value‑add strategy focused on targeted renovations and system upgrades to enhance competitiveness against newer stock while planning for capital expenditures over the hold period. Demographic indicators within a 3‑mile radius point to steady population with projected household and income growth, supporting a broader tenant base and long‑term demand.
- High neighborhood occupancy and sizable renter‑occupied share support leasing stability
- Top‑quartile amenity access and strong school ratings aid tenant retention
- High ownership costs bolster multifamily demand and pricing power
- 1972 vintage offers value‑add and modernization potential with planned CapEx
- Risk: Neighborhood safety metrics are below metro and national medians; underwriting should include security and operational controls