| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 77th | Good |
| Amenities | 27th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15070 Los Gatos Almaden Rd, Los Gatos, CA, 95032, US |
| Region / Metro | Los Gatos |
| Year of Construction | 1976 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15070 Los Gatos Almaden Rd Multifamily Opportunity in Los Gatos, CA
Neighborhood occupancy near 95% points to stable leasing conditions, and high-income households support rent durability according to WDSuite’s CRE market data.
Located in Los Gatos within the San Jose–Sunnyvale–Santa Clara metro, this 20-unit asset sits in an inner-suburb neighborhood that rates above the metro median on several investor-relevant dynamics. Neighborhood occupancy is around 95% (competitive versus many U.S. submarkets), suggesting steady tenant retention potential rather than lease-up risk. Median contract rents trend high relative to national benchmarks, which pairs with strong neighborhood incomes to support collections, while calling for careful lease management.
Schools are a standout strength: the neighborhood’s average school rating ranks 1st among 344 metro neighborhoods and sits at the top percentile nationally, a signal that can bolster long-term renter demand from households prioritizing education. Amenities are mixed: restaurants are relatively available (above national median density), childcare access is strong (high national percentile), but immediate counts of cafes, groceries, parks, and pharmacies are limited within the neighborhood footprint. For residents, this translates to car-oriented convenience with select destinations nearby rather than dense, walkable retail.
The property’s 1976 vintage is slightly newer than the neighborhood’s early-1970s average, implying typical 1970s systems and finishes. Investors should underwrite ongoing capital planning and selective renovations to maintain competitiveness against newer Silicon Valley stock, with potential value-add in common areas and in-unit updates.
Tenure and demographics indicate depth for multifamily. At the neighborhood level, the share of housing units that are renter-occupied is modest, pointing to a primarily ownership setting; within a 3-mile radius, the renter-occupied share is higher, broadening the tenant base. Three-mile demographics show recent population and household growth with a projected increase in households over the next five years, which supports a larger tenant pool and occupancy stability. Elevated ownership costs in Los Gatos reinforce sustained reliance on rental housing, while a rent-to-income ratio around 0.15 at the neighborhood level indicates manageable affordability pressure relative to local incomes.
Safety indicators are favorable compared with national averages and above the metro median among 344 neighborhoods, based on WDSuite’s data. The neighborhood’s violent offense rate trends safer than the U.S. norm and has decreased year over year, which supports leasing confidence and retention.
Property offenses sit closer to national mid-range and showed a recent uptick over the last year. Investors should approach with routine risk controls—lighting, access management, and coordination with local resources—while recognizing that overall safety levels compare positively to many areas across the country.
Proximity to major technology employers anchors workforce housing demand and shortens commutes for residents. The nearby base spans streaming media, e-commerce, software, and consumer electronics—consistent with Silicon Valley’s deep employment pool.
- Netflix — streaming media (1.9 miles) — HQ
- Ebay — e-commerce (3.6 miles) — HQ
- Adobe Systems — software (6.5 miles)
- Apple - Stevens Creek 8 — consumer electronics offices (6.8 miles)
- Apple - Tantau 14 — consumer electronics offices (7.3 miles)
This Los Gatos asset combines a high-income renter base, top-ranked schools, and proximity to marquee tech employers with neighborhood occupancy near 95%, supporting stable operations. Based on commercial real estate analysis from WDSuite, elevated ownership costs in the area sustain multifamily demand, while median rents—though high versus national levels—are buffered by strong household incomes and a neighborhood rent-to-income ratio around 0.15.
Built in 1976, the property is slightly newer than the area’s early-1970s average, creating a clear path for targeted value-add in interiors and common areas to remain competitive with newer product. Three-mile demographics indicate recent growth and a projected increase in households, expanding the renter pool and supporting retention over the medium term, with standard underwriting consideration for affordability pressure and operating expenses.
- Occupancy stability at the neighborhood level supports cash flow resilience.
- High-income households and top-rated schools enhance long-term renter demand.
- 1976 vintage provides value-add potential through modernization and common-area upgrades.
- Deep employment base nearby (Netflix, eBay, Apple, Adobe) underpins leasing and retention.
- Risks: premium rent environment and recent property-offense uptick warrant diligent leasing and security management.