| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Good |
| Demographics | 73rd | Good |
| Amenities | 86th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 465 Willow Glen Way, San Jose, CA, 95125, US |
| Region / Metro | San Jose |
| Year of Construction | 2002 |
| Units | 75 |
| Transaction Date | 2018-06-26 |
| Transaction Price | $24,000,000 |
| Buyer | VILLAGE AT WILLOW FGLEN HOUSING PARTNERS |
| Seller | WILLOW GLEN HOOSUING PARTNEWRS LP |
465 Willow Glen Way San Jose Multifamily Investment
Neighborhood occupancy near 96% and elevated ownership costs suggest durable renter demand in Willow Glen, according to CRE market data from WDSuite.
Willow Glen offers strong quality-of-life fundamentals for renters and operators. Amenity access sits in the top quartile nationally, with dense restaurant and cafe coverage relative to most neighborhoods. Neighborhood occupancy is in the upper-70s nationally by percentile, signaling steady leasing conditions compared with typical U.S. submarkets, per WDSuite’s CRE market data.
The property’s 2002 vintage is newer than the neighborhood’s average construction year of 1977 (among 344 metro neighborhoods), which generally supports competitive positioning versus older stock. Investors should still underwrite ongoing modernization as systems age, but the vintage helps on curb appeal and unit functionality compared with much of the surrounding inventory.
Renter concentration at the neighborhood level is below the metro median (ranked 213 of 344), indicating a greater share of owner-occupied housing locally. For demand depth, the 3-mile radius provides a broader tenant base where 54.5% of housing units are renter-occupied and median asking rents have risen over the past five years, according to WDSuite. This mix supports both leasing velocity and renewal retention, particularly for well-finished units.
Within a 3-mile radius, households have increased even as population was roughly flat, pointing to smaller household sizes and a larger pool of leasing decision-makers. Forward-looking data shows households projected to increase further, which should expand the renter pool and support occupancy stability. Elevated home values locally reinforce reliance on multifamily options, translating into better pricing power and reduced turnover risk when paired with thoughtful lease management.
Schools test around the national midpoint, and neighborhood income levels rank in the upper tail nationally. Together with a rent-to-income ratio near mid-range locally, this suggests manageable affordability pressure for many renter cohorts and supports steady collections and renewals.
Safety indicators for the neighborhood are mixed but trending positively. Overall conditions are roughly mid-pack nationally (crime national percentile in the low-50s), while year-over-year improvements in both property and violent offense estimates place the neighborhood’s trend in the top quintile nationally, according to WDSuite. This trajectory is constructive for long-term leasing stability, though prudent security and lighting standards remain advisable.
When comparing against the San Jose–Sunnyvale–Santa Clara metro’s 344 neighborhoods, current readings do not sit at the very top of the distribution, but the recent pace of improvement stands out. Investors should view the area as improving with average-to-better regional positioning rather than assume block-level uniformity.
Proximity to major tech employers underpins renter demand and retention by shortening commutes for a skilled workforce. Key nearby offices include Adobe, eBay, PayPal, Netflix, and Verizon.
- Adobe Systems — software (1.99 miles)
- Ebay — ecommerce (2.59 miles) — HQ
- Paypal Holdings — payments (5.47 miles) — HQ
- Netflix — streaming & studios (5.48 miles) — HQ
- Verizon — telecommunications (6.26 miles)
465 Willow Glen Way is a 75-unit asset built in 2002, positioning it newer than the surrounding neighborhood stock and competitive against older inventory. Neighborhood occupancy sits near the mid- to high-90s, and elevated home values in this part of San Jose tend to sustain multifamily demand and support renewal pricing. Within a 3-mile radius, households have been rising and are projected to expand further, increasing the renter pool and supporting occupancy stability and collections over time.
Based on CRE market data from WDSuite, the immediate neighborhood has a lower share of renter-occupied units than the metro median, but the broader 3-mile area shows a majority renter share and strong income levels, reinforcing depth of demand for well-finished units. The 2002 vintage offers an opportunity for selective renovations and amenity refreshes to capture premiums versus older stock, while maintaining competitive operating costs.
- Newer 2002 vintage versus local 1970s-era stock supports competitive positioning and rentability.
- Neighborhood occupancy in the mid-90s and high local home values reinforce leasing stability and renewal pricing.
- 3-mile radius shows a broad renter base with rising households, supporting tenant demand and collections.
- Select value-add via interior updates and amenities can target premiums against older competitive sets.
- Risks: mixed but improving safety readings and lower renter concentration in the immediate neighborhood require disciplined marketing and tenant retention strategies.