| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 81st | Best |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20435 Via Paviso, Cupertino, CA, 95014, US |
| Region / Metro | Cupertino |
| Year of Construction | 1998 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20435 Via Paviso Cupertino Multifamily near Major Employers
Neighborhood occupancy remains resilient and leasing is supported by a high-cost ownership market, according to WDSuite’s CRE market data. Proximity to marquee tech campuses positions this asset for steady renter demand.
Cupertino’s inner-suburban setting offers strong fundamentals for multifamily: restaurants and cafes are dense for the metro and amenities score above national midpoints, while top-rated schools place the neighborhood in the top tier nationally. In the San Jose–Sunnyvale–Santa Clara metro (344 neighborhoods), the area’s A- rating signals competitive livability for working households and families.
The neighborhood’s apartment occupancy measures in the upper range locally (96.3%), supporting lease-up stability and retention. Renter-occupied housing comprises a meaningful share of units (37.1%), indicating a defined tenant base without oversaturation; for investors, this typically reflects steady demand for quality product and disciplined concessions management.
Construction in 1998 makes this 20-unit property newer than the neighborhood’s average 1977 vintage, which can enhance competitive positioning versus older stock. Investors should still plan for selective modernization of aging systems or common areas to support rent optimization.
Within a 3-mile radius, demographics show recent household growth with projections pointing to a larger household count by 2028, which supports a larger tenant base over time. Elevated home values in the neighborhood relative to national norms create a high-cost ownership market; this typically sustains reliance on multifamily, reinforcing pricing power for well-maintained assets.
Local convenience is strong for daily needs, with grocery and dining access well above national averages. However, parks and pharmacies are less concentrated in the immediate area, which may modestly affect walk-to convenience but is generally offset by short drives to Cupertino and Santa Clara amenities.
Safety indicators benchmark favorably, with the neighborhood performing in the top quartile nationally on key measures. According to WDSuite’s data, both violent and property offense rates have trended lower over the past year, placing the area above metro averages for overall safety compared with many Silicon Valley neighborhoods.
Investors should treat safety as a comparative strength that supports renter retention and achievable rents, while continuing standard risk management and property-level security practices consistent with institutional multifamily operations.
The employment base is anchored by nearby technology campuses that draw high-income renters and shorten commutes, supporting lease stability and renewal rates. The list below highlights key employers within a short drive that align with the property’s likely renter profile.
- 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 — semiconductor (4.1 miles) — HQ
- Nvidia — semiconductor (4.3 miles) — HQ
This Cupertino asset pairs location-driven demand with strong neighborhood metrics. Occupancy in the surrounding neighborhood is high, and elevated home values indicate a high-cost ownership market that tends to sustain reliance on rentals. According to CRE market data from WDSuite, amenity access and school quality rank among the region’s comparative strengths, supporting tenant retention and rent-achievement for well-kept communities.
Built in 1998, the property is newer than much of the local housing stock, suggesting competitive positioning versus older assets while leaving room for targeted upgrades to drive rents. Within a 3-mile radius, households have grown and are projected to expand further by 2028, increasing the renter pool and supporting occupancy stability over a longer hold.
- High neighborhood occupancy and strong schools support retention
- 1998 vintage offers competitive positioning with value-add upside
- Proximity to major tech employers underpins steady leasing
- High-cost ownership market reinforces multifamily demand
- Risks: limited nearby parks/pharmacies and potential tech-cycle volatility