| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Poor |
| Demographics | 78th | Best |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1977 Heimgartner Ln, San Jose, CA, 95124, US |
| Region / Metro | San Jose |
| Year of Construction | 1977 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1977 Heimgartner Ln, San Jose Multifamily Investment
Positioned in a high-cost ownership pocket of San Jose, this 75-unit asset serves a deep renter base supported by strong household incomes and top-tier schools, according to WDSuite’s CRE market data. The neighborhood’s stability and commuter access offer investors a straightforward commercial real estate analysis case focused on tenant retention and measured rent positioning.
The property sits in an Inner Suburb location within the San Jose–Sunnyvale–Santa Clara metro, where neighborhood fundamentals trend above the metro median in several areas. Grocery and restaurant density rank above many San Jose peers (competitive among 344 metro neighborhoods), while cafes, parks, and pharmacies are limited locally, suggesting residents rely on nearby corridors for certain conveniences. Average school ratings are a standout: the neighborhood ranks 1st of 344 in the metro and sits in the top percentile nationally, an anchor for family-oriented renter demand.
Neighborhood occupancy is near the metro middle and has eased in recent years, per WDSuite. For investors, that points to steady but not tight leasing conditions; disciplined renewals and amenity upgrades can help sustain occupancy. Median contract rents in the neighborhood are high by national standards, yet the neighborhood rent-to-income ratio remains manageable, which supports lease retention. In a high-cost ownership market, elevated home values reinforce reliance on multifamily options, sustaining demand depth for professionally managed units.
Tenure patterns indicate a moderate renter concentration at the neighborhood level, which aligns with a stable pool of prospective tenants for well-operated communities. Within a 3-mile radius, demographic statistics show population growth over the past five years and a continued increase in households, expanding the local renter pool. Forward-looking indicators within the same 3-mile radius signal additional household growth alongside slightly smaller household sizes, which can support consistent unit absorption for a range of floor plans.
Income quality is a core strength: the neighborhood’s median household income ranks near the top of U.S. neighborhoods, and bachelor’s degree attainment sits in the top national quartile. These dynamics, based on WDSuite’s CRE market data, underpin durable renter demand and provide room for value-oriented amenity investments without overreaching on pricing.
Safety trends are mixed in comparative terms. Within the San Jose–Sunnyvale–Santa Clara metro, the neighborhood ranks 66 out of 344 neighborhoods on crime, indicating comparatively higher reported incidents than many local peers. However, nationally the area sits around the 60th percentile, which is better than average compared with neighborhoods across the country, according to WDSuite’s CRE market data.
Recent momentum is constructive: year over year, estimated violent and property offense rates have declined materially, placing the neighborhood in stronger improvement tiers versus national peers. For investors, this translates to a setting where perception may lag recent trend improvements; prudent onsite security, lighting, and resident engagement can reinforce leasing stability while monitoring local conditions.
Proximity to major technology employers supports a large, high-income renter base and short commutes, which can aid retention and weekday occupancy. Notable nearby employers include Netflix, eBay, Adobe, Apple, and Nvidia.
- Netflix — media & technology (1.9 miles) — HQ
- eBay — e-commerce (3.2 miles) — HQ
- Adobe Systems — software (6.0 miles)
- Apple — hardware & services (7.9 miles) — HQ
- Nvidia — semiconductors (8.7 miles) — HQ
1977 construction provides a typical vintage for this part of San Jose and creates a clear value-add angle: targeted renovations and systems updates can sharpen competitive positioning against newer stock while managing capital intensity. High home values and strong household incomes in the immediate neighborhood reinforce steady multifamily demand, and, according to CRE market data from WDSuite, occupancy sits near metro norms with recent easing that favors thoughtful renewal strategies over aggressive lease-ups.
Within a 3-mile radius, population and household counts have been rising, with forecasts indicating continued household growth and slightly smaller household sizes — a combination that expands the renter pool and supports absorption across unit types. Top-ranked schools and proximity to anchor tech employers further underpin demand and leasing durability, even as investors should account for local crime rankings within the metro and selective amenity gaps (parks/cafes) in operations planning.
- High-cost ownership market and strong incomes sustain renter reliance, supporting pricing power with prudent management.
- 1977 vintage offers value-add potential through unit upgrades and system modernization to improve competitive standing.
- 3-mile radius shows expanding household base and smaller household sizes, supporting demand across floor plans.
- Access to major tech employers (Netflix, eBay, Apple, Nvidia, Adobe) underpins a deep, high-income tenant base.
- Risks: metro-relative crime ranking and limited nearby parks/cafes warrant enhanced onsite programming and security planning.