| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 44th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 115 E Reed St, San Jose, CA, 95112, US |
| Region / Metro | San Jose |
| Year of Construction | 1995 |
| Units | 53 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
115 E Reed St, San Jose Multifamily Positioned for Durable Rental Demand
Neighborhood renter-occupied share is high and occupancy trends are stable relative to national benchmarks, according to WDSuite’s CRE market data, supporting a larger tenant base in a high-cost ownership market.
Located in San Jose’s Urban Core, 115 E Reed St benefits from fundamentals that matter to multifamily investors. Neighborhood occupancy sits above the national median but trails the metro’s top performers, indicating steady leasing conditions without overheated competition. Renter-occupied housing accounts for a large share of units locally, signaling a deeper tenant pool and demand resilience for professionally managed apartments.
Amenity access is a clear strength: grocery density ranks near the top among U.S. neighborhoods and the area offers strong restaurant coverage, while parks are also abundant. By contrast, cafes, pharmacies, and childcare options are comparatively sparse in the immediate neighborhood. For investors, this mix suggests day‑to‑day convenience for residents with room for incremental neighborhood retail growth over time.
Ownership costs are elevated versus national norms, with neighborhood home values comparatively high and value‑to‑income ratios in the top tier nationally. This dynamic typically reinforces reliance on rental housing and supports pricing power and retention strategies for mid‑market units. Median contract rents in the neighborhood are elevated as well, yet rent‑to‑income ratios indicate less affordability pressure than many coastal peers.
Within a 3‑mile radius, population edged lower in recent years while household counts increased, implying smaller household sizes and a renter pool that is diversifying. Looking forward, households are projected to expand and incomes to rise, which supports demand for well‑located multifamily and underscores potential for lease stability, based on CRE market data from WDSuite.
Asset positioning: Built in 1995—newer than the neighborhood’s typical vintage—this property should remain competitive against older stock; investors may still plan for system updates or targeted renovations to enhance finishes and operating efficiency.
Safety conditions are mixed relative to the San Jose–Sunnyvale–Santa Clara metro. Based on WDSuite data, overall crime levels place the neighborhood on the higher side compared with many of the metro’s 344 neighborhoods, while sitting near the national middle. Violent and property offense rates benchmark weaker nationally, but both categories show notable year‑over‑year improvement, a constructive trend investors can monitor as part of underwriting.
In practical terms, this profile argues for standard security measures, awareness of block‑to‑block variation, and conservative assumptions on insurance and controllable operating expenses, while recognizing the recent improvement trend.
The property sits near a diversified employment base spanning software, e‑commerce, fintech, telecom, and electronics manufacturing—drivers that support renter demand through commute convenience and steady leasing.
- Adobe Systems — software (0.71 miles)
- Ebay — e‑commerce (3.36 miles) — HQ
- Paypal Holdings — fintech (4.01 miles) — HQ
- Verizon — telecom (4.83 miles)
- Sanmina — electronics manufacturing (5.01 miles) — HQ
115 E Reed St offers 53 units built in 1995, positioning it newer than much of the surrounding stock and competitive for workforce and mid‑market renters. High renter concentration at the neighborhood level and a high‑cost ownership market support a deeper tenant base, while occupancy trends remain steady versus national benchmarks. According to commercial real estate analysis from WDSuite, amenity density is a tailwind—particularly groceries, restaurants, and parks—enhancing livability and lease retention.
Investors should weigh mixed safety indicators and relatively sparse neighborhood pharmacies and cafes against improving crime trends and strong proximity to major employers. With households within a 3‑mile radius expected to expand and incomes projected to rise, the submarket backdrop supports sustained demand and selective value‑add to capture rent premiums over older competing assets.
- 1995 vintage offers competitive positioning versus older local stock, with targeted modernization potential.
- High renter-occupied share supports a larger tenant base and occupancy stability.
- Strong grocery, restaurant, and park access enhances livability and lease retention.
- Proximity to major employers underpins year‑round leasing and renewal potential.
- Risks: mixed safety metrics and limited nearby pharmacies/cafes; underwrite security, OPEX, and marketing accordingly.