| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Good |
| Demographics | 41st | Poor |
| Amenities | 72nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8195 Parish Way, Gilroy, CA, 95020, US |
| Region / Metro | Gilroy |
| Year of Construction | 1972 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8195 Parish Way Gilroy Multifamily Value-Add Opportunity
Neighborhood occupancy trends are strong and broadly stable, with the area ranking in the top quartile of the San Jose metro for occupied units, according to WDSuite s CRE market data. Elevated ownership costs in Santa Clara County continue to support renter demand and retention dynamics.
The neighborhood carries a B- rating and sits roughly mid-pack among 344 San Jose metro neighborhoods, offering a balanced setting for workforce and family renters. Occupancy in the surrounding neighborhood is top quartile locally and high by national standards, a positive backdrop for lease stability and collections.
Within a 3-mile radius, demographic data show recent population growth with further gains forecast, alongside increases in households and higher median incomes. This points to a larger tenant base over time and supports rent levels without over-reliance on in-migration. Renter-occupied housing share is solid for the metro, indicating sufficient depth for multifamily absorption and renewal activity.
Local amenity access is a relative strength: parks and open space score in the top quartile nationally, cafes and groceries are above national medians, and childcare density is among the highest nationwide. Average school ratings are below national norms, which can influence some renter preferences, but day-to-day convenience and family-serving services remain competitive among area neighborhoods.
Home values rank in the upper tier nationally for this neighborhood, reflecting a high-cost ownership market that tends to sustain reliance on multifamily rentals and can reinforce pricing power when managed alongside retention. Median rent levels and a rent-to-income profile that is not overly stressed suggest manageable affordability pressure for many households, supporting steady occupancy.
Safety indicators for the neighborhood trend below national and metro averages. Based on metro rankings (265 out of 344), the area sits in a weaker position relative to many San Jose neighborhoods, and national percentiles point to higher-than-typical crime exposure. Recent movements are mixed: estimated property offenses declined year over year, while estimated violent offense rates increased. Investors should underwrite prudent security measures and operating protocols and compare performance to submarket norms rather than block-level assumptions.
The wider South Bay employment base provides diversified white-collar demand, with major technology employers within commuting range that can support leasing velocity and renewal stability for workforce renters. The list below highlights nearby corporate offices most relevant to prospective tenants.
- IBM Silicon Valley Lab — technology R&D (15.2 miles)
- Netflix — streaming & media (26.6 miles) — HQ
- Ebay — e-commerce (26.8 miles) — HQ
- Adobe Systems — software (27.5 miles)
- Paypal Holdings — fintech (30.9 miles) — HQ
Built in 1972, the property is older than much of the surrounding stock and presents clear value-add potential through targeted renovations and system upgrades. Strong neighborhood occupancy (top quartile in the San Jose metro) and a solid renter base support cash flow durability, while elevated regional home values reinforce sustained rental demand. According to CRE market data from WDSuite, amenity access is a relative strength and rent burdens are not excessively high for the area, aiding renewal strategies.
Looking ahead, 3-mile demographics indicate population and household growth with rising incomes, expanding the tenant pool and underpinning rent levels. Investors should balance these strengths against below-average school ratings and safety readings by calibrating capex and operations to retention and risk management.
- Top-quartile neighborhood occupancy supports lease stability and collections
- 1972 vintage offers renovation and value-add upside with targeted capex
- High ownership costs in the area sustain multifamily renter demand
- 3-mile growth in households and incomes expands the local renter pool
- Risks: below-average school ratings and weaker safety metrics warrant prudent underwriting