| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Good |
| Demographics | 40th | Poor |
| Amenities | 15th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 440 Willow Glen Way, San Jose, CA, 95125, US |
| Region / Metro | San Jose |
| Year of Construction | 2002 |
| Units | 58 |
| Transaction Date | 2018-06-26 |
| Transaction Price | $24,000,000 |
| Buyer | VILLAGE AT WILLOW FGLEN HOUSING PARTNERS |
| Seller | WILLOW GLEN HOOSUING PARTNEWRS LP |
440 Willow Glen Way San Jose Multifamily Investment
Neighborhood occupancy is solid and renter demand is deep in this Urban Core pocket of San Jose, according to WDSuite’s CRE market data. These metrics refer to the neighborhood, not the property, and suggest stable leasing dynamics with room for operational execution.
Located in San Jose’s Urban Core, the immediate neighborhood shows leasing resilience with neighborhood occupancy in the top quartile nationally, per WDSuite’s CRE market data. Renter-occupied housing accounts for a high share of local units (neighborhood metric), indicating a broad tenant base that typically supports absorption and renewal rates for multifamily assets.
The property’s 2002 vintage is newer than the neighborhood’s average construction year (1989), positioning it competitively versus older stock. Investors can plan for targeted modernization and common-area upgrades over time rather than near-term full-system replacements, while leveraging the relative age advantage in marketing and pricing discussions.
Amenity access within the neighborhood is mixed: restaurant density scores competitively among metro peers, while counts for cafes, groceries, parks, and pharmacies are thinner locally. For investors, this combination often favors workforce-oriented demand and commute convenience over lifestyle retail immediacy, with the wider San Jose metro providing broader service access.
Within a 3-mile radius, households have grown even as population trends were relatively flat, pointing to smaller household sizes and a modest expansion of the renter pool. Forecasts call for additional household growth over the next five years, which supports occupancy stability and sustained leasing interest. Elevated ownership costs relative to incomes in the metro context further reinforce reliance on multifamily housing, which can aid pricing power and retention management.
Safety indicators are mixed when viewed nationally but are competitive among San Jose neighborhoods (ranked against 344 metro neighborhoods), based on WDSuite’s analysis. Neighborhood-level property and violent offense rates sit below national medians, yet recent year-over-year declines indicate improving trends. These are neighborhood measures, not property-specific conditions, and investors should incorporate standard diligence on block-level patterns and on-site security practices.
Proximity to major tech and corporate employers underpins renter demand and commute convenience, with a concentration of roles in software, e-commerce, and payments reflected below.
- Adobe Systems — software (2.1 miles)
- Ebay — e-commerce (2.6 miles) — HQ
- Netflix — entertainment & streaming (5.5 miles) — HQ
- Paypal Holdings — payments (5.5 miles) — HQ
- Verizon — telecommunications (6.3 miles)
This 2002-vintage asset benefits from a renter-heavy neighborhood and steady neighborhood occupancy, supporting day-one leasing stability. The building’s relative youth versus the area’s older average stock provides competitive positioning with manageable capital planning focused on modernization rather than wholesale replacement. According to CRE market data from WDSuite, the surrounding ownership landscape is high-cost relative to incomes, which tends to sustain multifamily reliance and supports rent durability.
Within a 3-mile radius, household counts have increased and are projected to rise further, expanding the tenant base even as household sizes trend smaller. Nearby concentrations of tech and corporate employers deepen the demand pool and can aid retention, while thinner immediate retail/amenity options suggest a renter profile that prioritizes access to jobs and transportation over neighborhood retail density.
- Renter-heavy neighborhood and above-average neighborhood occupancy support stable collections and renewals.
- 2002 construction offers competitive positioning versus older local stock with targeted value-add potential.
- High-cost ownership context reinforces multifamily demand and pricing power.
- 3-mile household growth and strong employer base expand the renter pool and support occupancy.
- Risks: elevated rent-to-income pressure and limited immediate retail options may require active lease management and amenity strategy.