| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 84th | Best |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 460 N Shoreline Blvd, Mountain View, CA, 94043, US |
| Region / Metro | Mountain View |
| Year of Construction | 1980 |
| Units | 120 |
| Transaction Date | 2019-03-26 |
| Transaction Price | $3,719,000 |
| Buyer | MP SHORELINE ASSOCIATES LP |
| Seller | MIDPEN HOUSING CORPORATION |
460 N Shoreline Blvd Mountain View Multifamily Near Major Employers
Positioned in a high-cost ownership market with strong tech-driven renter demand, the asset benefits from deep local incomes and commuting convenience, according to WDSuite’s CRE market data. Neighborhood occupancy trends are softer than metro leaders, but pricing power is supported by robust jobs and affluent renter profiles.
Mountain View’s inner-suburban location delivers daily needs within minutes: grocery and pharmacy access ranks in the upper tier nationally, and parks density is among the strongest in the country. Cafés and restaurants are plentiful, while formal childcare options are comparatively limited at the neighborhood level — a planning consideration for family-oriented unit mixes.
Schools in the neighborhood rate above most areas nationwide (average around 4 of 5), which supports retention for family households. The neighborhood’s ranking is competitive within the San Jose–Sunnyvale–Santa Clara metro (45th among 344 neighborhoods, A-rated), indicating attractive overall fundamentals relative to many nearby submarkets.
Within a 3‑mile radius, the majority of housing units are renter-occupied (about 56%), creating a sizable tenant base for multifamily. Household counts have grown in recent years and are projected to continue increasing, while average household size is trending smaller — dynamics that typically support sustained demand for 1–2 bedroom product and occupancy stability.
At the neighborhood scale, median home values are elevated, reinforcing reliance on multifamily housing and aiding lease retention in a high-cost ownership market. Median asking rents trend high as well, yet rent-to-income ratios remain manageable for many local earners, limiting broad-based affordability pressure relative to income and supporting consistent leasing, based on WDSuite’s commercial real estate analysis.
Vintage context matters: with an average neighborhood construction year near the mid‑1980s, a 1980 build can compete effectively with thoughtful renovations. For investors, this suggests clear value‑add levers around interiors, building systems, and common areas to improve competitive positioning against newer stock.
Safety signals are mixed. Compared with neighborhoods nationwide, property offenses are higher than typical, while violent offense rates sit below top national percentiles. Recent trends show property offenses declining year over year, but violent offenses have risen, indicating near‑term variability to monitor rather than a settled trajectory.
For context, this neighborhood does not rank among the metro’s safest areas (relative to 344 San Jose–Sunnyvale–Santa Clara neighborhoods), yet it benefits from proximity to large employers and active public spaces, which can support daytime activity. Investors should underwrite prudent security and operations practices (lighting, access control, package management) and track local trendlines rather than relying on single‑year snapshots.
Proximity to flagship technology and aerospace employers underpins leasing depth and commute convenience for renters. Nearby nodes include Alphabet, Symantec, Apple, Comcast, and Lockheed Martin — a diversified employment base that supports demand and retention.
- Alphabet — corporate offices (1.5 miles) — HQ
- Symantec — corporate offices (1.5 miles) — HQ
- Apple - Benecia 02 — corporate offices (2.3 miles)
- Comcast Silicon Valley — corporate offices (2.5 miles)
- Lockheed Martin Space Systems — defense & aerospace offices (2.7 miles)
460 N Shoreline Blvd offers scale (120 units, average unit size near 890 sq. ft.) and proximity to blue‑chip employers that deepen the renter pool. Built in 1980, the asset is slightly older than the neighborhood’s mid‑1980s average, pointing to actionable value‑add potential through interior modernization and system upgrades to sharpen competitive positioning.
According to CRE market data from WDSuite, the surrounding neighborhood shows strong incomes, elevated home values that reinforce reliance on rentals, and above‑average amenities and schools — all supportive of leasing and retention. While neighborhood occupancy runs softer than metro leaders and safety trends are mixed year over year, demand drivers and high-cost ownership dynamics support a durable renter base with room for operational execution.
- Scale near major employers supports steady leasing and commuter convenience
- 1980 vintage offers clear value‑add opportunities in interiors and building systems
- High-cost ownership market sustains renter reliance and potential pricing power
- Above‑average amenities and school quality bolster retention potential
- Risks: softer neighborhood occupancy and variable safety trends warrant conservative underwriting