| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 66th | Fair |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 50 W Edmundson Ave, Morgan Hill, CA, 95037, US |
| Region / Metro | Morgan Hill |
| Year of Construction | 1992 |
| Units | 20 |
| Transaction Date | 2021-10-01 |
| Transaction Price | $8,500,000 |
| Buyer | DEPOT WILLOWS LP |
| Seller | EDMUNDSON ASSOCIATES |
50 W Edmundson Ave Morgan Hill 20-Unit Multifamily
Positioned in a high-cost ownership pocket of Santa Clara County, this 20-unit asset benefits from steady neighborhood occupancy and large floor plans that support family-oriented demand, according to WDSuite’s CRE market data. The location’s fundamentals favor durable leasing with room for targeted value-add.
Morgan Hill’s neighborhood setting scores an A- and ranks 78 out of 344 within the San Jose metro, placing it in the top quartile locally for overall livability based on WDSuite data. Neighborhood occupancy is about 95% and has been resilient over time, landing above the national median, which supports income stability for professionally managed assets.
Daily convenience is a strength: restaurants and cafes sit in the upper 80s by national percentile, groceries and pharmacies are solidly above average, and parks are competitive as well. Schools average 4.0 out of 5 and are in the top quartile nationally, a draw for tenants prioritizing education and stability.
The property’s 1992 construction is newer than the neighborhood average vintage (1981), giving it a relative edge versus older stock while leaving scope for selective system upgrades or common-area refresh to enhance competitiveness. Renter concentration in the neighborhood is relatively modest (about 22% of housing units are renter-occupied), indicating a thinner but stable tenant pool; lease-up strategies that emphasize quality, space, and schools can deepen demand.
Within a 3-mile radius, demographics reflect a higher-income suburban profile with growth in households alongside a slight contraction in population—signaling smaller household sizes and a broader lease base rather than unit formation. Elevated home values (upper 90s percentile nationally) suggest a high-cost ownership market; combined with a rent-to-income ratio around the lower third nationally, this supports retention and measured pricing power for well-managed units. These dynamics align with careful commercial real estate analysis that prioritizes occupancy durability over short-term spikes.
Safety indicators are mixed but generally constructive when viewed in context. The neighborhood’s metro crime rank is 34 out of 344, indicating higher incident volumes relative to many San Jose-area peers. At the same time, national comparisons land above the median for overall safety, and property crime indicators show strong recent improvement, which can aid resident retention and reduce non-recoverable expenses over time.
Frame safety as a comparative input rather than a block-level guarantee: national percentiles point to a favorable standing for property offenses and around-midlevel readings for violent incidents, while year-over-year trends indicate meaningful declines in property-related activity. Operators should continue standard risk management practices (lighting, access control, coordination with local resources) to preserve the current trendline.
Proximity to South Bay technology employers underpins commuter demand and supports leasing stability. Nearby nodes include IBM Silicon Valley Lab, eBay, Netflix, Adobe Systems, and PayPal—key drivers of professional employment within practical commuting range.
- IBM Silicon Valley Lab — enterprise technology (8.1 miles)
- eBay — e-commerce & marketplaces (20.0 miles) — HQ
- Netflix — streaming & media (20.3 miles) — HQ
- Adobe Systems — software (20.4 miles)
- PayPal Holdings — digital payments (23.8 miles) — HQ
50 W Edmundson Ave offers a 20-unit, 1992-vintage asset in an A- neighborhood that ranks in the top quartile among 344 San Jose-area neighborhoods. Occupancy in the surrounding area trends above the national median, while elevated ownership costs sustain renter reliance on multifamily housing. Household incomes are strong within 3 miles and the rent-to-income profile indicates manageable affordability pressure—factors that support retention and stable collections.
The asset’s newer-than-average vintage versus local stock provides competitive positioning, with potential to capture value through targeted interior updates and operational enhancements. Household counts are projected to increase within 3 miles even as total population dips modestly, implying more, smaller households and a broader tenant base over time. According to CRE market data from WDSuite, local rents benchmark high nationally yet remain supportable given incomes, suggesting measured pricing power for high-quality units.
- Top-quartile neighborhood fundamentals within the San Jose metro, supporting durable occupancy
- 1992 vintage offers relative competitiveness versus older stock with value-add upside
- High-cost ownership market and strong local incomes bolster renter demand and retention
- Household growth within 3 miles broadens the tenant base despite modest population contraction
- Risks: lower neighborhood renter concentration and mixed safety signals require disciplined leasing and asset management