| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 89th | Best |
| Demographics | 56th | Fair |
| Amenities | 86th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3955 Vistapark Dr, San Jose, CA, 95136, US |
| Region / Metro | San Jose |
| Year of Construction | 2000 |
| Units | 83 |
| Transaction Date | 2019-10-01 |
| Transaction Price | $12,000,000 |
| Buyer | VISTA PARK I LP |
| Seller | VISTA PARK ASSOCIATES I LP |
3955 Vistapark Dr, San Jose Multifamily Investment
Strong neighborhood occupancy and a deep renter base point to durable leasing fundamentals, according to WDSuite’s CRE market data. Neighborhood statistics reflect area conditions rather than this specific property.
Positioned in San Jose’s Urban Core, the surrounding neighborhood scores A- with competitive occupancy relative to the metro and above national norms. Neighborhood occupancy is in the 83rd percentile nationally and ranks 107 of 344 metro neighborhoods, signaling stability that can support steady collections and lower turnover risk.
Renter-occupied share is elevated for the metro at 57.6%, indicating a sizable tenant pool for multifamily assets and helping depth of demand through cycles. At the same time, the area functions as a high-cost ownership market: home values sit in the 94th percentile nationally with a high value-to-income ratio, which tends to reinforce reliance on rental housing and can support pricing power and lease retention.
Daily-needs access is a strength. Amenities, restaurants, groceries, and pharmacies trend in the top quartile nationally, and cafes are even stronger by density. These amenity dynamics typically help leasing velocity and reduce concessions pressure, particularly for well-kept assets.
For investors assessing capital planning, the submarket’s average construction year trends early-1990s. This asset’s 2000 vintage is newer than the neighborhood norm, suggesting competitive positioning versus older stock; however, systems and interiors may benefit from targeted modernization to capture premium rents where feasible.
Within a 3-mile radius, demographics show high incomes with a large professional cohort and rising median incomes over recent years. Population has edged down modestly while households are projected to increase by 2028, implying smaller average household sizes and a potential broadening renter pool; both dynamics can support occupancy stability for appropriately positioned unit mixes.
Affordability pressure appears manageable for the area’s renters: the neighborhood rent-to-income ratio trends lower than many U.S. neighborhoods, which can aid lease retention. School ratings are below the national median, which family-oriented demand segments may weigh against other strengths like commute access and services.
Safety compares below the national median for neighborhoods, with overall crime around the 40th percentile nationally. Within the San Jose–Sunnyvale–Santa Clara metro, the neighborhood ranks 205 out of 344, indicating it trails the metro median on safety. For investor underwriting, this typically warrants attention to security features and on-site management practices.
Recent directionality is constructive: estimated violent and property offense rates both improved year over year (double‑digit declines), suggesting near-term momentum. Framing this comparatively can help position marketing while maintaining prudent expense assumptions for security and resident services.
The nearby employment base is anchored by major technology and software firms, supporting commuter convenience and steady renter demand tied to white‑collar payrolls. Key employers within typical commute range include e-commerce, software, streaming media, enterprise software labs, and digital payments.
- eBay — e-commerce (4.4 miles) — HQ
- Adobe Systems — software (4.5 miles)
- Netflix — streaming media (6.3 miles) — HQ
- IBM Silicon Valley Lab — enterprise software lab (7.9 miles)
- PayPal Holdings — digital payments (8.0 miles) — HQ
3955 Vistapark Dr is an 83‑unit multifamily asset built in 2000, positioned in a neighborhood with nationally strong occupancy and a high renter-occupied share. According to commercial real estate analysis from WDSuite, the neighborhood’s occupancy ranks competitive among San Jose neighborhoods and above national norms, while elevated ownership costs locally continue to channel demand toward rentals. The asset’s newer‑than‑area vintage offers a relative edge versus older stock, with targeted upgrades presenting potential value‑add upside.
Within a 3‑mile radius, household incomes are high and projected to rise further, while households are expected to increase modestly even as population remains roughly flat—indicating smaller household sizes and a potential renter pool expansion that can support occupancy stability. Amenity access is top‑quartile nationally, enhancing leasing velocity, though below‑median school ratings and safety that trails metro averages should be acknowledged in underwriting and pricing strategy.
- Occupancy above national norms and competitive in-metro supports cash flow stability.
- High renter-occupied share indicates deep tenant demand for multifamily units.
- 2000 vintage offers competitive positioning with scope for targeted renovations.
- Top-quartile amenity access and proximity to major tech employers aid leasing and retention.
- Risks: safety trails metro averages and school scores are below median; plan for security and marketing to adult/professional renter segments.