| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 81st | Best |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20400 Via Paviso, Cupertino, CA, 95014, US |
| Region / Metro | Cupertino |
| Year of Construction | 1998 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20400 Via Paviso Cupertino 20-Unit Multifamily Investment
Situated in a high-cost ownership market with strong renter demand drivers, the neighborhood shows solid occupancy stability and premium rent levels, according to WDSuite’s CRE market data. One clear takeaway for investors is durable leasing supported by proximity to major employers and top-rated schools.
The property sits in Cupertino’s Inner Suburb, an A- rated neighborhood that ranks 71st among 344 metro neighborhoods — placing it in the top quartile locally. Neighborhood occupancy is 96.3%, a level that supports steady operations and reduces lease-up risk relative to many U.S. submarkets. Elevated home values (among the highest nationally) position this as a high-cost ownership area, which typically sustains reliance on multifamily rentals and can support pricing power when managed carefully.
Schools in the neighborhood average a 5.0 out of five and rank 1st of 344 metro neighborhoods (top nationally), an advantage for family-oriented renters and longer tenancy horizons. Amenities are competitive by national standards: restaurants (96th percentile) and cafes (86th) are well represented, and groceries are solid (82nd). Park and pharmacy density are limited locally, so residents rely on nearby cities for those services — a minor tradeoff investors should weigh against otherwise strong fundamentals.
Rents in the immediate neighborhood are premium (99th percentile nationally), while the 3-mile area shows ongoing demand with median rents rising in recent years and a forecast for further gains through 2028. Median household incomes are extremely high locally and rent-to-income is around 0.17, indicating lower affordability pressure for many renters and potential for strong retention. The neighborhood’s renter-occupied share is 37.1%, suggesting a meaningful tenant base in the immediate area, and within a 3-mile radius renters account for roughly half of occupied units, supporting depth for leasing.
Vintage matters for competitiveness: built in 1998, the asset is newer than the neighborhood’s average construction year (1977). That positioning can reduce near-term obsolescence risk versus older stock, while still allowing targeted modernization to capture premium rents through thoughtful value-add. These dynamics, combined with Cupertino’s tech-adjacent location, align with investor priorities for stable occupancy and resilient demand.
Safety indicators are favorable in a national context, with the neighborhood scoring in high percentiles for low crime relative to neighborhoods nationwide. Recent trends also show notable year-over-year improvement in both violent and property offense estimates, indicating momentum in the right direction. While crime can vary by block and over time, these comparative signals suggest a relatively secure setting versus broader U.S. norms.
Proximity to major technology campuses underpins weekday traffic and supports leasing stability, particularly for workforce housing oriented to short commutes. Nearby employers include Apple sites, Applied Materials, and Nvidia, all within a short drive.
- Apple — corporate offices (0.25 miles) — HQ
- Apple - Tantau 14 — corporate offices (1.5 miles)
- Apple - Stevens Creek 8 — corporate offices (1.7 miles)
- Applied Materials — corporate offices (4.1 miles) — HQ
- Nvidia — corporate offices (4.4 miles) — HQ
This 20-unit, 1998-vintage asset benefits from Cupertino’s high-income renter base, top-performing schools, and neighborhood occupancy around the mid-90s, supporting stable cash flow fundamentals. Elevated home values in the area reinforce reliance on multifamily housing, while rent-to-income levels suggest manageable affordability pressure that can aid retention and reduce turnover risk. Based on commercial real estate analysis from WDSuite, the neighborhood’s amenity access and proximity to major employers further support demand durability.
Relative to older local stock, a 1998 build can remain competitive with selective upgrades, offering value-add potential to capture premium rents. Key watch items include limited park/pharmacy density in the immediate area and exposure to tech-sector employment cycles, but the overall setup — strong incomes, high educational attainment, and consistent renter demand — points to durable leasing fundamentals.
- Strong neighborhood occupancy and premium rent levels support stable operations
- High-cost ownership market sustains rental demand and pricing power with prudent management
- 1998 vintage offers competitive positioning with targeted renovation upside
- Proximity to major tech employers underpins a deep, high-income tenant base
- Risks: limited nearby parks/pharmacies and sensitivity to tech employment cycles