| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 81st | Best |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20411 Via Paviso, Cupertino, CA, 95014, US |
| Region / Metro | Cupertino |
| Year of Construction | 1998 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20411 Via Paviso Cupertino Multifamily Investment
This 20-unit property sits in a neighborhood with 96.3% occupancy and median household incomes of $233,447, according to CRE market data from WDSuite.
Located in Cupertino's inner suburban market, this neighborhood ranks in the top quartile among 344 metro neighborhoods for both crime safety and educational quality, with schools averaging a perfect 5.0 rating. The area maintains 96.3% occupancy with median contract rents of $3,283, positioning it in the 99th percentile nationally for rental income potential.
Demographics within a 3-mile radius show substantial household wealth, with median incomes of $193,173 and nearly half of households earning over $200,000 annually. The high-income profile supports rental demand, particularly given median home values exceeding $2 million that reinforce renter reliance on multifamily housing. Forecasts indicate continued household growth through 2028, expanding the potential tenant base by 30%.
Built in 1998, this property is newer than the neighborhood average construction year of 1977, potentially reducing near-term capital expenditure needs. The area offers strong amenity access with 20.5 restaurants per square mile and abundant childcare facilities, ranking in the 99th percentile nationally for childcare density. Renter-occupied units comprise 37.1% of the housing stock, creating a stable rental market foundation.
The neighborhood demonstrates strong safety metrics, ranking 2nd out of 344 metro neighborhoods for overall crime performance and achieving the 89th percentile nationally. Property crime rates have declined significantly, dropping 67.4% year-over-year, while violent crime rates remain exceptionally low at 3.0 incidents per 100,000 residents.
These safety trends support tenant retention and property values in this high-income residential area. The combination of low crime rates and continued improvement in property offense metrics creates a stable environment for long-term multifamily investment.
The property benefits from proximity to major technology employers that drive regional workforce housing demand, with Apple's headquarters and multiple campuses within walking distance.
- Apple — technology (0.3 miles) — HQ
- Apple - Tantau 14 — technology (1.5 miles)
- Apple - Stevens Creek 8 — technology (1.7 miles)
- Applied Materials — semiconductor equipment (4.1 miles) — HQ
- Nvidia — technology (4.4 miles) — HQ
This Cupertino property offers exposure to one of the nation's strongest rental markets, with neighborhood-level occupancy of 96.3% and median household incomes exceeding $230,000. Built in 1998, the property's vintage is newer than the area average, potentially reducing near-term capital requirements while maintaining competitive positioning. Home values above $2 million reinforce rental demand by keeping households in the multifamily market longer.
Demographic projections show household growth of 30% through 2028, expanding the renter pool while maintaining the area's high-income profile. Commercial real estate analysis from WDSuite indicates this neighborhood ranks in the top quartile regionally for safety and educational quality, supporting premium rental positioning and tenant retention.
- Exceptional occupancy stability at 96.3% neighborhood-level performance
- Premium tenant base with median household incomes of $233,447
- Walking distance to Apple headquarters and multiple tech campuses
- 30% projected household growth through 2028 expanding renter pool
- Monitor rent-to-income ratios as affordability pressures may affect renewal rates