| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 70th | Good |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1460 N 4th St, San Jose, CA, 95112, US |
| Region / Metro | San Jose |
| Year of Construction | 2012 |
| Units | 100 |
| Transaction Date | 2006-01-13 |
| Transaction Price | $2,190,000 |
| Buyer | FIRST COMMUNITY HOUSING INC |
| Seller | LEE LONG CHI |
1460 N 4th St, San Jose Multifamily Investment
Renter demand is reinforced by a high-cost ownership market and proximity to major tech employers, according to WDSuite’s CRE market data. The neighborhood shows steady occupancy and a deep renter base supporting leasing stability.
This Inner Suburb location in the San Jose–Sunnyvale–Santa Clara metro scores competitively for amenities, with the neighborhood ranked 46th of 344 locally and in the 79th percentile nationally. Dining and daily-needs access are strong (restaurants and pharmacies score above national norms), which helps support resident convenience and leasing appeal for larger assets.
The property’s 2012 vintage is newer than the neighborhood’s average construction year (1997). That positioning typically provides an edge versus older stock on finishes and systems, while investors should still plan for routine mid-life upgrades over the hold to maintain competitiveness.
Neighborhood fundamentals are supportive: occupancy trends sit above national midpoints, and the area has a high renter concentration that broadens the tenant base for a 100-unit asset. Within a 3-mile radius, household counts have grown in recent years and are projected to increase further by 2028, pointing to a larger renter pool and support for occupancy stability.
Affordability dynamics favor rentals. Elevated home values (upper percentiles nationally) and a high value-to-income ratio indicate a high-cost ownership market, which can sustain reliance on multifamily housing and bolster retention. At the same time, rent-to-income metrics track closer to national norms, suggesting manageable affordability pressure and fewer lease-management frictions relative to many coastal peers.
Two considerations for underwriting: average school ratings in the neighborhood trend below national norms, which may matter for family-oriented tenants, and metro rankings place the area as competitive but not top-tier across all categories. Even so, NOI performance benchmarks are strong relative to national peers, reflecting the market’s income profile and amenity depth.
Safety indicators in this neighborhood track near the metro middle, with a crime rank around the median among 344 San Jose–Sunnyvale–Santa Clara neighborhoods. Compared with neighborhoods nationwide, safety percentiles point to more incidents than the national average; however, one-year trend data shows meaningful improvement, which investors can view as a constructive directional signal rather than a guarantee.
For underwriting, frame safety as a comparative factor: competitive within the metro, below national benchmarks, and improving on a recent basis. Property-level operations (lighting, access control, and engagement with local patrols) remain prudent levers to support resident experience and retention.
The location sits within a dense employment corridor that draws tech and corporate professionals, supporting weekday occupancy, lease retention, and renewal probability. Key nearby employers include PayPal, Verizon, Sanmina, Avnet, and Qualcomm.
- PayPal Holdings — fintech HQ (1.2 miles) — HQ
- Verizon — telecommunications offices (2.0 miles)
- Sanmina — electronics manufacturing HQ (2.1 miles) — HQ
- Avnet — electronics distribution offices (2.2 miles)
- Qualcomm — semiconductor & wireless offices (2.3 miles)
1460 N 4th St offers a 2012-vintage, 100-unit profile positioned against an Inner Suburb neighborhood that is competitive in the metro and above national midpoints on occupancy. The submarket’s high-cost ownership landscape and deep renter concentration support demand durability and renewal potential, while nearby anchor employers underpin weekday traffic and leasing velocity.
According to CRE market data from WDSuite, the neighborhood’s amenity access ranks well locally and home values sit in upper national percentiles—conditions that tend to reinforce renter reliance on multifamily housing. Investors should underwrite routine mid-life capital planning and weigh softer school ratings and metro-median safety positioning as manageable risks within an otherwise resilient employment and income base.
- 2012 construction offers competitive positioning versus older local stock, with clear pathways for targeted mid-life upgrades
- High-cost ownership market supports rental demand depth and potential lease retention
- Strong nearby employer base (PayPal, Qualcomm, others) supports leasing stability and renewal probability
- Occupancy trends above national midpoints, per WDSuite, indicate a stable tenant base
- Risks: below-average school ratings and safety metrics relative to national benchmarks; plan for prudent capex and tenant-experience initiatives