| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 78th | Best |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 615 Blossom Hill Rd, Los Gatos, CA, 95032, US |
| Region / Metro | Los Gatos |
| Year of Construction | 1976 |
| Units | 54 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
615 Blossom Hill Rd Los Gatos Multifamily Opportunity
Positioned in an A+ inner-suburb of Silicon Valley, this asset benefits from a deep, high-income renter base and proximity to major employers, according to WDSuite’s CRE market data. Neighborhood occupancy is around the national median while renter demand is supported by elevated ownership costs and sustained jobs access.
The property sits in an A+–rated neighborhood ranked 12 out of 344 within the San Jose–Sunnyvale–Santa Clara metro, placing it well above the metro median and competitive among top Silicon Valley locations. Amenity access is a clear strength: grocery and cafe density ranks 39th and 41st of 344, respectively, and both are in the mid‑90s nationally, reinforcing daily convenience and lifestyle appeal that support leasing.
Neighborhood renter concentration is 43.1% of housing units, above the metro median (rank 122 of 344). For investors, this indicates a sizeable tenant base and ongoing demand depth for multifamily. Neighborhood occupancy is near the national midpoint (48th percentile), suggesting stable but competitive leasing conditions where asset quality, management, and pricing strategy matter.
Within a 3‑mile radius, population and household counts have expanded in recent years, with forecasts calling for further population growth and a notable increase in households over the next five years. This points to a larger tenant pool and supports occupancy stability. Median household incomes are high locally, and WDSuite’s commercial real estate analysis shows contract rents trending upward, consistent with strong professional employment nearby.
Ownership costs in the neighborhood are elevated relative to national norms, which typically sustains reliance on rental housing and can bolster pricing power for well‑maintained assets. Given the neighborhood’s high national percentiles for amenities and income, the location fundamentals align with workforce and executive renter profiles drawn to short commutes and quality-of-life factors.
Safety signals are mixed in context. The neighborhood’s crime rank is 268 out of 344 metro neighborhoods, indicating performance above the metro median, while national positioning sits below the midpoint (29th percentile). In practical terms, investors should view the area as relatively competitive within the metro but closer to average when compared nationwide.
Recent year-over-year reporting indicates volatility in both property and violent offense measures. Rather than focusing on short‑term swings, investors typically underwrite to multi‑year neighborhood trends and operational mitigants (lighting, access controls, resident screening) and compare property performance to similarly situated assets across the San Jose metro.
The immediate area draws from a concentrated tech employment base that supports renter retention and steady leasing, led by Netflix, eBay, Apple, Adobe, and Nvidia within a short commute.
- Netflix — streaming & media HQ (1.6 miles) — HQ
- eBay — e‑commerce (4.6 miles) — HQ
- Apple — corporate offices (7.4 miles) — HQ
- Adobe Systems — software (7.7 miles)
- Nvidia — semiconductors & AI (9.3 miles) — HQ
Built in 1976 across 54 units, the asset is older than the neighborhood’s average vintage, creating a clear value‑add path via targeted renovations and systems upgrades to compete against newer stock. Strong local incomes and elevated ownership costs support durable multifamily demand, while neighborhood occupancy trends near the national median call for focused operations to sustain leasing and retention. According to CRE market data from WDSuite, the neighborhood ranks near the top of the metro on overall quality and amenity access, reinforcing long‑term renter appeal.
Within a 3‑mile radius, population and households are projected to grow, expanding the tenant base and supporting rent durability. Proximity to major employers (Netflix, eBay, Apple, Adobe, Nvidia) underpins weekday demand and helps reduce turnover, while pricing should be managed against rent‑to‑income considerations to balance absorption and renewal performance.
- 1976 vintage offers value‑add potential to close the gap with newer competing stock
- High‑income, amenity‑rich A+ neighborhood ranks 12 of 344 in the San Jose metro
- 3‑mile population and household growth expand the renter pool and support occupancy
- Proximity to Netflix, eBay, Apple, Adobe, and Nvidia supports leasing depth and retention
- Risks: neighborhood occupancy near national median and reported safety volatility require disciplined operations and underwriting