| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 64th | Fair |
| Amenities | 14th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 181 Rawls Ct, San Jose, CA, 95139, US |
| Region / Metro | San Jose |
| Year of Construction | 1993 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
181 Rawls Ct San Jose Multifamily Investment Thesis
Neighborhood occupancy is strong and renter demand is supported by high local incomes, according to WDSuite’s CRE market data, positioning this 1993-vintage asset for steady leasing in an amenity-light pocket of South San Jose.
Located in an inner-suburban area of South San Jose, the property benefits from a high-cost ownership market and a deep regional employment base. Neighborhood occupancy trends are healthy (measured for the neighborhood, not the property), and elevated home values reinforce reliance on rentals, supporting lease retention and pricing discipline for professionally managed assets.
Within a 3-mile radius, population and households have expanded over the past five years with projections for additional household growth through 2028. This points to a larger tenant base and continued multifamily demand, even as average household sizes trend slightly smaller — a dynamic that can increase demand for well-managed apartment units.
Renter concentration in the immediate neighborhood is modest (share of housing units that are renter-occupied), which suggests demand comes from both local households and commuters seeking proximity to major Silicon Valley employers. Median household incomes in the area are high, and median contract rents rank at the top of national comparisons; investors should plan lease management around affordability pressure and retention strategies rather than aggressive turnover. Based on commercial real estate analysis from WDSuite, park access scores well versus national peers, while retail, grocery, and cafes are sparse nearby — a tradeoff that can reduce impulse retail convenience but favors quieter residential living.
The average neighborhood construction year skews older than this property’s 1993 vintage. Being newer than much of the surrounding stock can enhance competitive positioning, though systems and interiors may still warrant selective modernization to support rent growth and resident retention.
Safety indicators compare favorably to national norms, with overall and violent offense metrics sitting above the national average for safety, while property offenses have ticked up recently. Year-over-year data shows violent incidents trending lower and property offenses higher; investors should underwrite standard security measures and lighting/camera upgrades as part of ongoing operations rather than assume block-level conditions.
At the metro level (San Jose–Sunnyvale–Santa Clara, 344 neighborhoods), the area compares competitively on several safety dimensions. As always, evaluate recent police reports, insurance feedback, and on-the-ground observations to confirm trend direction before setting reserve assumptions.
Nearby tech and corporate offices provide a strong commuter tenant base, supporting leasing stability for workforce and professional households. The employers below reflect realistic commute convenience for residents of South San Jose.
- IBM Silicon Valley Lab — technology R&D (2.2 miles)
- eBay — e-commerce & marketplaces (10.0 miles) — HQ
- Adobe Systems — software (10.2 miles)
- Netflix — streaming & media (11.0 miles) — HQ
- PayPal Holdings — fintech & payments (13.6 miles) — HQ
181 Rawls Ct is an 84-unit, 1993-vintage community positioned in a high-income, ownership-expensive pocket of South San Jose. The neighborhood posts strong occupancy and sustained renter demand, while proximity to major Silicon Valley employers supports a durable tenant base. Newer-than-average vintage versus nearby stock provides a competitive edge, with selective renovations likely to enhance retention and rent positioning.
According to commercial real estate analysis from WDSuite, neighborhood rent levels benchmark near the top nationally and home values are elevated, which tends to reinforce long-term reliance on multifamily housing. Household and population growth within a 3-mile radius points to renter pool expansion, but investors should account for modest local renter concentration and limited nearby retail as part of marketing and amenity strategies.
- 1993 vintage is newer than much of the area, supporting competitive positioning with targeted value-add upgrades
- High-income renter base and elevated ownership costs support pricing power and lease retention
- Strong neighborhood occupancy and proximity to major employers underpin demand durability
- 3-mile growth in households indicates a larger tenant base over the medium term
- Risks: amenity-light immediate area, modest renter concentration locally, and recent uptick in property offenses warrant prudent operations planning