| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 58th | Fair |
| Amenities | 52nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10 Hayes Ave, San Jose, CA, 95123, US |
| Region / Metro | San Jose |
| Year of Construction | 1976 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10 Hayes Ave, San Jose Multifamily Investment
Neighborhood occupancy has been resilient and renter demand is supported by a sizable tenant base, according to WDSuite’s CRE market data. Expect stable leasing dynamics at a 39‑unit vintage asset with room for modernization-driven upside.
Located in San Jose’s Urban Core, the neighborhood sits around the metro middle (rank 199 of 344) yet posts stronger demand markers than the national average. Neighborhood occupancy is 95.1%, placing it in the top quartile nationally, which supports income stability for multifamily operators.
Livability is anchored by everyday conveniences rather than destination retail. Grocery and pharmacy access rank above most U.S. neighborhoods (both around the upper quartiles nationally), while childcare density is particularly strong. Parks and cafes are limited, so amenity value skews toward practical essentials. The average school rating is roughly 4 out of 5, which is top quartile nationally and tends to aid retention for family-oriented renters.
Within a 3‑mile radius, households have grown even as overall population edged down slightly, indicating smaller household sizes and a broader count of renting households. Forecasts point to continued increases in household counts alongside higher median incomes, expanding the renter pool and supporting occupancy stability. In the middle of this trend, commercial real estate analysis suggests that elevated ownership costs in the area reinforce reliance on rental housing.
Home values sit high relative to national norms, and neighborhood rents benchmark above most U.S. areas, yet rent-to-income levels indicate manageable affordability pressure for many local households. For investors, this combination supports leasing durability while still requiring attentive lease management to maintain pricing power.
The property’s 1976 vintage is slightly newer than the neighborhood’s typical construction year. That positioning can be competitive versus older stock, though investors should still plan for selective system upgrades and renovations to meet current renter expectations.
Safety indicators are mixed and best viewed comparatively. The neighborhood’s overall crime rank is near the metro middle (188 of 344), and its national safety standing sits below the U.S. median. Property offenses have trended down meaningfully over the last year, placing that improvement in a stronger tier nationally, while violent incidents increased over the same period.
For underwriting, this points to a stable-but-monitor environment: recent declines in property crime are constructive, yet the uptick in violent offenses warrants continued monitoring, active property management, and standard security measures typical for urban infill assets.
Proximity to major technology employers underpins workforce housing demand and supports retention through commute convenience. Nearby nodes include IBM, Adobe, eBay, Netflix, and PayPal.
- IBM Silicon Valley Lab — enterprise software & R&D (5.2 miles)
- Adobe Systems — software (7.1 miles)
- eBay — ecommerce (7.2 miles) — HQ
- Netflix — streaming & media (8.6 miles) — HQ
- PayPal Holdings — fintech (10.5 miles) — HQ
This 39‑unit, 1976 asset benefits from a high-cost ownership market and a neighborhood occupancy level that ranks well nationally, supporting steady cash flow potential. Based on CRE market data from WDSuite, the area shows solid renter-occupied concentration and practical amenity access that caters to everyday needs, while household growth within a 3‑mile radius expands the tenant base even as household sizes trend smaller.
The vintage offers a path for targeted value-add: updating interiors and systems to out-position older nearby stock without competing directly with new construction. Investors should underwrite to an urban core risk profile—safety metrics are mixed and lifestyle amenities are practical rather than destination-grade—but the employment base and durable renter demand help sustain occupancy and leasing velocity.
- Neighborhood occupancy in the top quartile nationally supports income stability
- High-cost ownership market reinforces reliance on rental housing and pricing power
- 1976 vintage with renovation and systems-upgrade upside versus older stock
- Strong nearby tech employers underpin workforce demand and retention
- Risks: mixed safety trends and limited destination amenities require prudent management