| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 81st | Best |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20420 Via Paviso, Cupertino, CA, 95014, US |
| Region / Metro | Cupertino |
| Year of Construction | 1998 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20420 Via Paviso, Cupertino Multifamily Investment
Neighborhood occupancy is strong and pricing is supported by a high-cost ownership market, according to WDSuite’s CRE market data; note that occupancy refers to the surrounding neighborhood, not the property.
Located in Cupertino’s inner-suburban fabric of the San Jose–Sunnyvale–Santa Clara metro, the neighborhood rates A- and is competitive among 344 metro neighborhoods. Strong school quality (top rank locally and top percentile nationally) underpins family-oriented renter demand and supports retention for professionally managed multifamily assets.
Local conveniences are robust: restaurant density is in the top quartile among 344 metro neighborhoods, with cafes competitive and groceries above the metro median. However, park and pharmacy counts are thin within the neighborhood, which may modestly reduce walk-to amenity appeal and should be considered in leasing narratives and marketing.
Neighborhood occupancy runs in the high 90s and is competitive among San Jose–Sunnyvale–Santa Clara neighborhoods (79th percentile nationally). Median contract rents in the neighborhood sit at the high end of the national distribution, while the rent-to-income ratio trends around the national middle, indicating elevated asking rents supported by strong local incomes rather than overextension—useful for lease management and renewal strategies.
The property’s 1998 vintage is newer than the neighborhood’s average construction year (1977). That positioning typically helps on unit finish expectations and systems reliability versus older stock, while still leaving room for targeted modernization to sharpen competitive standing and support rent premiums.
Demographics aggregated within a 3-mile radius point to modest population growth alongside a larger increase in households and a rising share of high-income earners over the past five years, with forecasts indicating continued household gains by 2028. For investors, a growing household base and strong incomes translate to a larger tenant pool and reinforce occupancy stability, particularly for well-maintained, professionally managed assets.
Ownership costs in this area are elevated relative to national norms, which tends to sustain reliance on rental housing and supports pricing power for quality multifamily communities. Renter concentration at the neighborhood level is meaningful, providing adequate depth for lease-ups while supporting ongoing demand for renovated units.
Safety indicators are favorable relative to national benchmarks. The neighborhood sits in a high national percentile for overall safety, and both violent and property offense rates track on the safer side compared with neighborhoods nationwide. Year-over-year, reported offense rates declined materially, according to CRE market data from WDSuite.
As always, safety varies by micro-location and over time; investors should verify current conditions through standard diligence, but the broader trend and comparative standing suggest supportive fundamentals for resident retention and lease stability.
Proximity to blue-chip technology employers supports a deep professional renter base and short commute times, which can aid retention and reduce vacancy volatility. The nearby employment core is anchored by Apple, Applied Materials, and Intel.
- Apple — technology (0.3 miles) — HQ
- Apple - Tantau 14 — technology offices (1.5 miles)
- Apple - Stevens Creek 8 — technology offices (1.8 miles)
- Applied Materials — semiconductors (4.1 miles) — HQ
- Intel — semiconductors (4.2 miles)
This 20-unit, 1998-vintage asset sits in a Cupertino neighborhood with competitive occupancy and exceptional school quality, both supportive of family-oriented renter demand and long-term retention. Elevated ownership costs in the area reinforce renter reliance on multifamily housing, while neighborhood rents, though high nationally, are underpinned by strong local incomes and a moderate rent-to-income profile, according to CRE market data from WDSuite.
Demographics aggregated within a 3-mile radius indicate modest population growth and a larger increase in households historically, with further household expansion projected through 2028. Combined with proximity to major Silicon Valley employers, these dynamics support a durable tenant base and steady leasing. As a newer-than-average asset for the submarket, the property can benefit from selective value-add upgrades to sharpen competitiveness against older stock and capture premium positioning, while investors should account for capex to modernize systems as needed.
- Competitive neighborhood occupancy and top-tier schools support retention
- High ownership costs sustain rental demand and pricing power
- 1998 vintage offers relative competitiveness with targeted value-add upside
- 3-mile household growth and proximity to major employers deepen the renter pool
- Risks: limited nearby parks/pharmacies and tech-cycle exposure may affect leasing velocity