| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 82nd | Best |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10092 Bianchi Way, Cupertino, CA, 95014, US |
| Region / Metro | Cupertino |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10092 Bianchi Way Cupertino Multifamily Investment
Situated in a high-income Cupertino neighborhood where elevated home values sustain renter reliance on multifamily housing, this asset benefits from stable neighborhood occupancy and proximity to major tech employers, according to WDSuite’s CRE market data.
The property sits in an A-rated, suburban Cupertino neighborhood within the San Jose–Sunnyvale–Santa Clara metro, where neighborhood occupancy is competitive among metro peers and above national norms. High ownership costs in the area (top tier nationally) tend to reinforce rental demand and support pricing power, while neighborhood occupancy has trended upward over the past five years, indicating steady leasing conditions based on commercial real estate analysis from WDSuite.
Livability drivers are strong: schools in the neighborhood average the highest rating locally (ranked 1 out of 344 metro neighborhoods and top percentile nationally), which helps retain households and supports long-term demand. Amenities are dense by national standards, with restaurants and cafes in the top national percentiles, plus solid access to groceries and pharmacies. These factors underpin day-to-day convenience that favors tenant retention.
Vintage: Built in 1985, the asset is newer than the neighborhood’s average 1974 construction year. That positioning can be competitively favorable versus older stock, though investors should plan for selective modernization and systems updates typical of mid-1980s properties to protect rentability and operating efficiency.
Tenure and demand depth: Within the neighborhood, an estimated 22.3% of housing units are renter-occupied, indicating a lower renter concentration than many urban submarkets; this suggests a more selective but higher-income renter base. At the 3-mile radius, the renter share is materially higher, expanding the effective tenant pool for leasing. Coupled with a low rent-to-income profile locally, this supports renewal potential and occupancy stability.
Demographics (3-mile radius): While population has been roughly flat to slightly lower in recent years, households have edged higher and are projected to grow further, pointing to a larger tenant base and more renters entering the market over the next planning period. Income levels are among the highest nationally, which aligns with resilient paying capacity and measured rent growth expectations.
Safety indicators are favorable in a national context, with the neighborhood performing above the national average. Within the San Jose–Sunnyvale–Santa Clara metro, the neighborhood’s crime standing sits on the higher side compared with many suburbs (ranked 35 out of 344 metro neighborhoods), so investors may factor in prudent security measures. Recent trend data shows year-over-year declines in violent and property offenses, which is constructive for long-term operations.
Nearby large employers anchor a deep professional workforce and shorten commutes, supporting leasing velocity and retention, notably Apple, Applied Materials, Intel, and additional Apple offices.
- Apple — corporate offices (0.86 miles) — HQ
- Apple - Stevens Creek 8 — corporate offices (2.01 miles)
- Apple - Tantau 14 — corporate offices (2.01 miles)
- Applied Materials — corporate offices (5.11 miles) — HQ
- Intel — corporate offices (5.18 miles)
This 20-unit, 1985-vintage property sits in an A-rated Cupertino neighborhood with competitive occupancy versus the metro and above national benchmarks. Elevated ownership costs locally and top-ranked schools help sustain multifamily demand among high-earning households, while nearby tech employers deepen the tenant base. According to CRE market data from WDSuite, neighborhood occupancy has been stable to improving, and rent-to-income levels remain favorable for lease renewals.
Investor considerations center on balancing the area’s strong incomes and amenity depth against a lower renter concentration within the immediate neighborhood; however, the broader 3-mile radius shows a larger renter pool and projected household growth, which can support leasing over the hold. Given its mid-1980s vintage, targeted renovations and systems updates may unlock additional value and maintain competitive positioning against newer product.
- Cupertino A-rated neighborhood with occupancy competitive among 344 metro neighborhoods and above national norms
- High-cost ownership market supports renter reliance and pricing power
- Proximity to major tech employers underpins demand and retention
- 1985 vintage offers value-add via targeted modernization and operating upgrades
- Risk: lower renter concentration in the immediate neighborhood; leasing strategies should capture the broader 3-mile renter pool