| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 81st | Best |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20430 Via Paviso, Cupertino, CA, 95014, US |
| Region / Metro | Cupertino |
| Year of Construction | 1998 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20430 Via Paviso Cupertino Multifamily Investment
Strong neighborhood fundamentals and a high-cost ownership market point to durable renter demand and stable leasing, according to WDSuite’s CRE market data.
Located in Cupertino’s inner-suburban fabric of the San Jose–Sunnyvale–Santa Clara metro, the property benefits from a renter base supported by top-tier schools and proximity to major employers. Neighborhood occupancy is solid relative to the metro (competitive among 344 metro neighborhoods), and area rents sit in the top tier nationally, indicating sustained willingness to pay among local renters.
Daily-life amenities are a clear strength: restaurants and cafes rank in the top quartile nationally, with grocery options also scoring above typical U.S. neighborhoods. Childcare density is especially strong (top quartile nationally), an advantage for family-oriented demand. Park and pharmacy access are thinner locally, so residents rely more on nearby city amenities rather than immediate block-level options.
Schools are a headline driver for Cupertino, with the neighborhood’s average school rating at the top of national comparisons, supporting family tenancy and longer average stays. Home values are among the highest nationwide, creating a high-cost ownership market that tends to reinforce reliance on multifamily housing and supports pricing power and lease retention for well-managed assets.
Vintage and asset positioning matter: the typical neighborhood building dates to the late 1970s, while this property was built in 1998. The newer vintage can enhance competitive positioning versus older stock and may moderate near-term capital needs, though targeted system updates or modernization can still create value-add upside. Renter-occupied share in the immediate neighborhood is moderate, while a broader 3-mile view shows a deep renter pool; demographic data aggregated within a 3-mile radius indicates recent population growth, a rise in households, and a projected increase in households over the next five years, all of which expand the tenant base and support occupancy stability.
Neighborhood safety trends compare favorably at the national level, with violent and property offense metrics positioned in higher national percentiles (safer than most neighborhoods nationwide). Recent year-over-year declines in both categories, based on WDSuite’s market data, further support a stable operating backdrop for multifamily ownership. As always, conditions vary by block and over time, so investors should pair these directional indicators with site-level diligence.
Proximity to large technology and semiconductor employers underpins workforce housing demand and supports retention through commute convenience. Nearby anchors include Apple, Applied Materials, Intel, and Nvidia.
- Apple — technology (0.3 miles) — HQ
- Apple - Tantau 14 — technology offices (1.5 miles)
- Applied Materials — semiconductor equipment (4.1 miles) — HQ
- Intel — semiconductors (4.2 miles)
- Nvidia — AI & semiconductors (4.4 miles) — HQ
This 20-unit, 1998-vintage asset in Cupertino is positioned for durable performance given strong neighborhood occupancy, top-of-market schools, and proximity to Silicon Valley employment. The property’s newer vintage relative to the area’s older housing stock supports competitive positioning and may temper near-term capital requirements, while selective upgrades can capture value-add upside. Elevated home values in the surrounding area reinforce reliance on multifamily housing and can support pricing power and lease stability for the right unit mix and management approach.
Investor focus centers on demand depth and resilience: according to CRE market data from WDSuite, neighborhood occupancy trends remain above metro medians, and the 3-mile view shows growing households and income expansion that broadens the renter pool. Balanced against this are affordability pressures at higher rent levels and thinner access to certain amenities immediately nearby, both of which call for thoughtful lease management and targeted capex.
- 1998 construction offers competitive positioning versus older local stock with targeted value-add potential
- Strong school quality and proximity to major tech employers support stable demand and retention
- High-cost ownership market reinforces renter reliance on multifamily, aiding pricing power
- Neighborhood occupancy above metro medians and expanding 3-mile household base support leasing
- Risks: affordability pressure at higher rents and thinner immediate park/pharmacy access require active management