| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Good |
| Demographics | 41st | Poor |
| Amenities | 72nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8117 Kelton Dr, Gilroy, CA, 95020, US |
| Region / Metro | Gilroy |
| Year of Construction | 1972 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8117 Kelton Dr, Gilroy CA Multifamily Investment
Neighborhood occupancy is strong and competitive within the San Jose–Sunnyvale–Santa Clara metro, according to WDSuite s CRE market data, supporting stable leasing fundamentals for a 1972-vintage, 30-unit asset in a high-cost ownership market.
Situated in Gilroy within the San Jose–Sunnyvale–Santa Clara metro, the neighborhood posts an occupancy level that is competitive among 344 metro neighborhoods and in the top decile nationally. For investors, this points to durable renter demand and fewer vacancy-driven cash flow shocks relative to many U.S. locations.
Local amenities trend above national norms: parks and cafés score in the upper national percentiles, while overall amenity access sits well above average. One caveat is limited nearby pharmacy presence. Average school ratings track below national medians, which can influence unit mix positioning toward workforce renters rather than family-oriented premium pricing.
Rents in the neighborhood index high versus the nation (upper decile nationally), while the rent-to-income ratio is comparatively manageable, suggesting moderated affordability pressure that can support retention. Elevated home values (upper percentile nationally) signal a high-cost ownership market, which reinforces reliance on multifamily housing and can sustain the tenant base. Renter-occupied share is meaningfully sized, indicating depth for multifamily leasing without over-concentration.
Vintage context matters: the property s 1972 construction is older than the neighborhood average year built. That profile typically requires ongoing capital planning for systems and common areas, while offering potential value-add upside through renovations and operational enhancements.
Demographic statistics are aggregated within a 3-mile radius. The area has seen modest population and household growth over the past five years, with additional gains projected through 2028; household counts are expected to rise materially, expanding the renter pool and supporting occupancy stability.
Safety trends should be reviewed thoughtfully and compared to investor risk thresholds. Relative to U.S. neighborhoods, violent and property offense measures sit below national percentiles, indicating higher-than-average incident rates. Within the San Jose–Sunnyvale–Santa Clara metro (344 neighborhoods), this area ranks below the metro median on crime. A constructive note is that estimated property offense rates have trended down over the past year, suggesting some improvement momentum. As always, underwriting should incorporate property-level security, lighting, and resident engagement considerations rather than relying solely on neighborhood statistics.
Proximity to major South Bay technology employers underpins commuter convenience and supports renter demand. The following nearby employers anchor the regional job base referenced here.
- IBM Silicon Valley Lab technology R&D (15.0 miles)
- Netflix streaming & media technology (26.3 miles) HQ
- eBay e-commerce (26.5 miles) HQ
- Adobe Systems software (27.3 miles)
- Paypal Holdings fintech (30.7 miles) HQ
8117 Kelton Dr offers a 30-unit, 1972-vintage asset positioned in a high-cost ownership pocket of Santa Clara County, where neighborhood occupancy is competitive among 344 metro neighborhoods and nationally strong. Elevated home values and above-average incomes point to sustained reliance on rentals, while rents benchmark high nationally with a comparatively manageable rent-to-income profile that can aid retention and pricing discipline. Based on CRE market data from WDSuite, these fundamentals align with steady absorption dynamics rather than lease-up volatility.
The 1972 vintage suggests clear value-add levers through unit upgrades, building systems modernization, and curb appeal, particularly given amenity access that is above national norms. Forward-looking 3-mile demographics indicate continued growth in population and households, expanding the tenant base. Key risks to underwrite include below-median school ratings, limited pharmacy access, and crime measures that trail national percentiles; these can be mitigated through targeted capex, security, and resident experience initiatives.
- Competitive neighborhood occupancy supports stable cash flow potential
- High-cost ownership market sustains multifamily renter demand and retention
- 1972 vintage provides value-add and systems-upgrade upside
- 3-mile population and household growth expand the renter pool
- Risks: below-median school ratings, constrained pharmacy access, and weaker safety metrics