| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 45th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9250 Wren Ave, Gilroy, CA, 95020, US |
| Region / Metro | Gilroy |
| Year of Construction | 1998 |
| Units | 74 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9250 Wren Ave, Gilroy CA Multifamily Investment
Neighborhood occupancy trends are comparatively healthy and elevated home values in Santa Clara County help sustain renter reliance on multifamily housing, according to CRE market data from WDSuite. For investors, that combination points to steady leasing with measured pricing power in a South Valley location.
Livability and renter demand in this Gilroy neighborhood reflect solid suburban fundamentals within the San Jose–Sunnyvale–Santa Clara metro. Neighborhood occupancy runs in the 70th national percentile, signaling comparatively stable leasing conditions versus many U.S. submarkets based on WDSuite’s CRE market data. The area’s renter-occupied share is 39.1% at the neighborhood level, indicating a meaningful tenant base for multifamily product and supporting demand depth for a 74-unit asset.
Local amenity access is mixed: parks score in the 97th national percentile, while densities of cafes, restaurants, groceries, and pharmacies rank at the bottom of the metro distribution. Childcare availability is a relative strength (97th percentile nationally). For operations, this points to family-oriented resident profiles and value in on-site conveniences, while proximity to larger retail nodes may remain a leasing consideration.
Home values in the neighborhood are elevated relative to most U.S. areas (97th national percentile), creating a high-cost ownership market that tends to reinforce rental demand and support retention for well-managed assets. Rent-to-income metrics indicate manageable affordability pressure for the area, suggesting scope for disciplined rent growth without materially increasing turnover risk.
Within a 3-mile radius, demographics show recent population growth and an expanding household base, with WDSuite data indicating further increases in households over the next five years. This points to a larger tenant pool over time, supportive of occupancy stability and lease-up velocity for well-positioned communities. The property’s 1998 vintage is newer than the neighborhood’s average construction year (1982), offering relative competitiveness versus older stock while still warranting targeted system updates or modernization for positioning in the local market.
Safety indicators are mixed when viewed across scales. The neighborhood ranks above the metro median for safety relative to other San Jose–Sunnyvale–Santa Clara neighborhoods, yet sits below the national middle tier (around the low-to-mid national percentiles). Property offenses have trended down year over year, while violent offense measures remain weaker nationally. Investors should consider standard security and lighting strategies as part of operations, and evaluate trends over multiple years rather than single-period readings.
The location draws from Silicon Valley’s diversified employment base, supporting renter demand through commute access to software, ecommerce, and fintech hubs. Nearby anchors include IBM, Netflix, eBay, Adobe, and PayPal, which collectively underpin regional white-collar housing needs.
- IBM Silicon Valley Lab — enterprise technology (14.7 miles)
- Netflix — streaming & software (26.2 miles) — HQ
- eBay — ecommerce (26.3 miles) — HQ
- Adobe Systems — software (27.0 miles)
- PayPal Holdings — fintech (30.4 miles) — HQ
This 74-unit, 1998-vintage community benefits from a high-cost ownership landscape and a renter base supported by regional tech employment. Neighborhood occupancy is comparatively strong nationally, and within a 3-mile radius WDSuite data indicates continued population growth and a notable increase in households over the next five years—factors that typically expand the renter pool and support lease stability. Being newer than the neighborhood’s average vintage positions the asset competitively versus older stock, with selective upgrades offering value-add potential.
Operationally, elevated home values in Santa Clara County sustain rental demand, while rent-to-income dynamics suggest room for disciplined rent optimization and retention-focused management. According to CRE market data from WDSuite, local amenity access skews toward parks and childcare rather than retail density, pointing to family-oriented appeal and the importance of on-site offerings and convenient access to regional shopping corridors.
- 1998 vintage is newer than neighborhood average, supporting competitive positioning with targeted modernization upside.
- Elevated home values reinforce renter reliance on multifamily housing, aiding pricing power and lease retention.
- 3-mile radius forecasts point to a larger household base, supporting occupancy stability and leasing velocity.
- Access to major Silicon Valley employers underpins demand from professional households within the regional commute shed.
- Risks: below-median national safety percentiles and limited immediate retail density; proactive asset management and resident services can mitigate.