| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 76th | Good |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4980 Hamilton Ave, San Jose, CA, 95130, US |
| Region / Metro | San Jose |
| Year of Construction | 2003 |
| Units | 98 |
| Transaction Date | 1999-11-19 |
| Transaction Price | $675,000 |
| Buyer | EL PASEO APARTMENTS LP |
| Seller | ROCKWELL HOMES INC |
4980 Hamilton Ave San Jose Multifamily Investment
2003 vintage in a high-cost ownership pocket of West San Jose positions this asset for durable renter demand, according to WDSuite’s CRE market data. The neighborhood’s stable occupancy and proximity to major tech employers point to steady leasing with room for operational optimization.
The surrounding neighborhood carries a B rating and ranks above the metro median (155 of 344 San Jose–Sunnyvale–Santa Clara neighborhoods), signaling balanced fundamentals for long-term multifamily operations. Homes skew expensive relative to incomes (top percentile nationally), which tends to reinforce renter reliance on multifamily housing and support retention.
Renter-occupied housing comprises just over half of neighborhood units (high relative to the nation), indicating a deep tenant base for a 98-unit property. Neighborhood occupancy trends sit slightly above the national median, suggesting resilience through cycles rather than outsized volatility.
Local amenity access is mixed: dining density is top quartile nationally and pharmacy access is among the strongest nationwide, while immediate grocery and park counts are limited. Average school ratings are strong (top quintile nationally), a support for family-oriented retention dynamics within a 3-mile draw.
Within a 3-mile radius, demographics show flat population but a modest increase in households recently and projections for further household expansion by the mid-2020s, pointing to a larger tenant base over time. High median incomes in the 3-mile area help sustain market-rate rents, while rent-to-income levels suggest manageable affordability pressure that can support lease stability.
Safety indicators in the neighborhood track below national medians, so underwriting should assume conservative loss factors and security measures. Notably, estimated property offenses declined by roughly 19% year over year, indicating recent improvement momentum even as levels remain elevated versus national benchmarks.
Proximity to major tech employers anchors demand and shortens commutes, supporting leasing stability and renewal propensity. Nearby campuses include Apple sites, Netflix, and eBay, all within a few miles.
- Apple - Stevens Creek 8 — technology offices (2.5 miles)
- Netflix — streaming & technology (2.5 miles) — HQ
- Apple - Tantau 14 — technology offices (3.0 miles)
- Ebay — e-commerce (3.5 miles) — HQ
- Apple — corporate headquarters (3.7 miles) — HQ
This 2003 construction is materially newer than the area’s average vintage, offering competitive positioning versus older stock and potential for selective value-add focused on modernization rather than heavy systems replacement. Elevated ownership costs in the neighborhood (top national percentile) help sustain a robust renter pool, and neighborhood occupancy sits slightly above the national median, supporting steady cash flow under conservative underwriting. Based on CRE market data from WDSuite, proximity to major tech campuses further underpins demand resilience relative to broader metro trends.
Within a 3-mile radius, household counts have edged up and are projected to grow, with high incomes that support market-rate rent levels and reduce concession risk in stabilized periods. Key watch items include below-national safety readings and some gaps in immediate grocery and park access, suggesting an emphasis on on-site amenities and resident experience to bolster retention.
- 2003 vintage offers competitive positioning versus older neighborhood stock, with value-add focused on modernization
- High-cost ownership market reinforces rental demand depth and lease retention potential
- Proximity to major tech employers supports stable occupancy and renewal propensity
- 3-mile household expansion and strong incomes support pricing power under disciplined revenue management
- Risks: below-national safety metrics and limited immediate grocery/park access warrant conservative underwriting and enhanced on-site services