| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Fair |
| Demographics | 26th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2555 Alum Rock Ave, San Jose, CA, 95116, US |
| Region / Metro | San Jose |
| Year of Construction | 2003 |
| Units | 55 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2555 Alum Rock Ave San Jose Multifamily Investment
Neighborhood renter demand is supported by a high-cost ownership market and proximity to major employers, with occupancy metrics showing steady performance according to WDSuite’s CRE market data.
The property sits in San Jose’s Urban Core where neighborhood occupancy is steady relative to national trends and renter concentration is high. With 71.3% of housing units renter-occupied, the tenant base is deep, which typically supports leasing velocity and renewal potential in multifamily. Restaurant and grocery access test above national medians (restaurants ~89th percentile, groceries ~78th), and pharmacies are dense (99th percentile), though parks and cafes are limited in the immediate area. School quality is weaker locally, a consideration for family-oriented demand.
Within a 3-mile radius, recent years show population contraction alongside smaller average household sizes and a projected rise in total households, suggesting more, smaller households entering the rental market. Median incomes have trended higher, aligning with sustained rent levels, while an elevated rent-to-income ratio points to affordability pressure that owners may need to manage through retention and renewal strategies.
Home values in the neighborhood score in the higher national percentiles, and the value-to-income ratio ranks near the top nationally. This high-cost ownership environment tends to reinforce reliance on rental housing, supporting depth of demand and pricing power for well-positioned assets. These signals are consistent with neighborhood-level performance patterns based on commercial real estate analysis from WDSuite.
Relative to the San Jose–Sunnyvale–Santa Clara metro, the neighborhood’s overall profile is below the metro median on composite rankings, yet it remains competitive on access to daily services. For investors, the mix of strong renter concentration, dense daily amenities, and job access offsets softer school ratings and limited park/cafe density, shaping a pragmatic, workforce-oriented demand story.
Safety indicators for the neighborhood are near the national midpoint overall, with crime levels roughly in line with broader U.S. patterns. Within the San Jose–Sunnyvale–Santa Clara metro, the neighborhood’s crime ranking sits around the middle of the 344 neighborhoods tracked, indicating neither an outlier for safety nor for risk.
Trend data shows meaningful year-over-year improvement: estimated violent offenses and property offenses both declined notably, placing the neighborhood’s improvement rates in stronger national percentiles. Investors should view the recent downtrend as constructive while underwriting with metro-average assumptions rather than expecting outsized safety premiums.
The location draws from a diverse employment base spanning software, fintech, semiconductors, biopharma, and electronics manufacturing — a mix that supports renter demand through commute convenience and job stability. Nearby anchors include Adobe, PayPal, Qualcomm, Bristol-Myers Squibb, and Sanmina.
- Adobe — software (3.6 miles)
- Paypal Holdings — fintech/payments (4.7 miles) — HQ
- Qualcomm — semiconductors (4.7 miles)
- Bristol-Myers Squibb, BDC — biopharma offices (5.1 miles)
- Sanmina — electronics manufacturing (5.4 miles) — HQ
Built in 2003, the asset is newer than the area’s average vintage, offering competitive positioning versus older stock and potential to realize returns through selective modernization rather than full-scale rehabilitation. High renter concentration at the neighborhood level and a high-cost ownership market support a durable tenant base, while occupancy trends generally align with steady performance for comparable assets, according to CRE market data from WDSuite.
Within a 3-mile radius, incomes have risen and households are projected to grow even as population trends edge lower — a pattern consistent with smaller household sizes and a renter pool oriented toward convenience and access to jobs. These fundamentals, combined with proximity to major employers, support leasing stability. Key underwriting considerations include rent-to-income pressures, softer school ratings, and limited park/cafe density, which suggest a focus on retention, service, and unit-level differentiation.
- 2003 vintage offers competitive positioning with targeted modernization upside
- High renter concentration and elevated ownership costs reinforce multifamily demand
- Diverse nearby employment base supports occupancy stability and renewals
- Household growth amid smaller sizes indicates a sustained renter pool
- Risk: affordability pressure and weaker school ratings require proactive lease management