| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 72nd | Good |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 456 Boynton Ave, San Jose, CA, 95117, US |
| Region / Metro | San Jose |
| Year of Construction | 1977 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
456 Boynton Ave San Jose Multifamily Investment
This 42-unit property benefits from strong renter demand in a neighborhood with 66.5% rental occupancy, well above metro averages according to WDSuite's CRE market data.
This San Jose neighborhood demonstrates solid fundamentals for multifamily investors, ranking in the top third among 344 metro neighborhoods with a B+ rating. The area maintains strong amenity density, ranking 8th metro-wide for grocery access with nearly 10 stores per square mile and supporting high cafe and restaurant concentrations that enhance tenant appeal.
Built in 1977, this property aligns with the neighborhood's average construction vintage, minimizing obsolescence risk while positioning for strategic capital improvements. Neighborhood-level occupancy stands at 89.3%, though down from prior years, requiring attention to retention strategies. Median contract rents of $2,290 reflect the area's competitive positioning within the broader San Jose market.
Demographics within a 3-mile radius support sustained rental demand, with 54.3% of households renting and household counts projected to increase by 35.1% through 2028. The high-income profile—median household income of $148,940 with 34.8% of households earning over $200,000—provides a stable tenant base, though median home values exceeding $1.1 million may limit ownership competition and support rental market participation.
The area's Urban Core designation reflects density and transit accessibility, while amenity rankings in the 61st percentile nationally indicate adequate but not exceptional lifestyle offerings. Investors should monitor occupancy trends and consider value-add opportunities to enhance competitive positioning in this established rental market.
Safety metrics present a mixed profile for this San Jose neighborhood. The area ranks 132nd out of 344 metro neighborhoods for overall crime, placing it near the middle of the regional distribution and in the 51st percentile nationally—indicating average safety conditions compared to neighborhoods across the country.
Property crime rates show improvement trends, with incidents declining 41.9% over the past year, ranking in the 83rd percentile nationally for crime reduction. However, current property offense rates remain elevated at approximately 1,485 incidents per 100,000 residents. Violent crime rates are lower but still present considerations, though they have also decreased significantly by 45.0% year-over-year. Investors should factor security measures and tenant screening protocols into operational planning while monitoring ongoing crime trend improvements.
The property benefits from proximity to major technology employers that drive consistent workforce housing demand in the Silicon Valley market.
- Apple - Stevens Creek 8 — technology offices (2.1 miles)
- Apple - Tantau 14 — technology offices (2.4 miles)
- Ebay — e-commerce technology (2.7 miles) — HQ
- Nvidia — semiconductor technology (3.6 miles) — HQ
- Apple — technology (3.7 miles) — HQ
This San Jose multifamily asset offers exposure to Silicon Valley's robust rental market fundamentals. The neighborhood's 66.5% rental share significantly exceeds regional norms, supported by high home values that keep many households in the rental market. Demographics within a 3-mile radius show household growth projections of 35.1% through 2028, expanding the potential tenant base while median incomes approaching $149,000 provide payment stability.
The 1977 construction vintage aligns with neighborhood standards, offering renovation upside potential without major obsolescence concerns. Proximity to major technology employers including Apple headquarters and Nvidia provides consistent workforce housing demand. However, multifamily property research indicates neighborhood occupancy has declined to 89.3%, requiring active management to maintain competitive positioning in this established rental market.
- Strong rental market fundamentals with 66.5% of households renting
- High-income demographics support rent growth and payment stability
- Proximity to major technology employers drives workforce housing demand
- Value-add potential from 1977 vintage allowing strategic improvements
- Risk: Neighborhood occupancy trends require active management attention