| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 83rd | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 680 River Oaks Pkwy, San Jose, CA, 95134, US |
| Region / Metro | San Jose |
| Year of Construction | 1992 |
| Units | 106 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
680 River Oaks Pkwy San Jose Multifamily Investment
High renter concentration and strong incomes in the surrounding neighborhood point to resilient demand and stable leasing, according to WDSuite’s CRE market data.
Located in San Jose’s River Oaks corridor, the property sits within an Inner Suburb neighborhood that carries an A rating and ranks 24th out of 344 metro neighborhoods. Amenity access scores above many peers (amenities in the national top quartile), supporting resident convenience and stickiness important for multifamily assets.
Renter-occupied housing accounts for a sizable share of neighborhood units, indicating a deep tenant base and steady multifamily demand. Neighborhood occupancy has been generally stable in recent years, and typical contract rents sit at the high end of the market locally, reflecting the area’s high-income profile and sustained willingness to pay.
Within a 3-mile radius, recent population and household growth have expanded the renter pool, with households increasing faster than population, signaling smaller average household sizes and a broader base of prospective renters. Forward-looking data indicate continued household growth alongside smaller household sizes, which can support absorption for professionally managed apartments even if overall population growth moderates.
Ownership costs in this submarket are elevated relative to incomes, and national housing metrics place the neighborhood in the upper percentiles for home values. This high-cost ownership landscape tends to reinforce reliance on multifamily housing, aiding retention and pricing discipline for well-located communities near major employment nodes.
Safety indicators benchmark below national averages (lower national percentiles), while the neighborhood compares more favorably within the San Jose metro relative to many peer areas. Recent year-over-year readings show increases in both property and violent offenses, so prudent investors should underwrite with conservative assumptions and consider measures that support resident safety and onsite risk management.
The River Oaks area offers proximity to a dense cluster of technology and corporate employers that underpin renter demand and shorten commutes, including Avnet, Qualcomm, Sanmina, PayPal, and Cisco Systems.
- Avnet — electronics distribution (0.4 miles)
- Qualcomm — semiconductors (0.7 miles)
- Sanmina — electronics manufacturing (0.7 miles) — HQ
- PayPal Holdings — digital payments (1.6 miles) — HQ
- Cisco Systems — networking hardware (1.7 miles) — HQ
This 106-unit asset, built in 1992, benefits from a high-income renter base and strong neighborhood fundamentals that support occupancy stability and rent performance. The vintage is slightly older than the area’s average, pointing to potential value-add through modernization and targeted capital planning to enhance competitive positioning against newer stock.
Proximity to major tech employers, elevated ownership costs, and a growing household base within 3 miles create a durable demand story for professionally managed apartments. Neighborhood rents and incomes are robust, which can support pricing power and retention when paired with thoughtful amenity and unit upgrades, based on CRE market data from WDSuite.
- High renter concentration and strong incomes support depth of tenant demand and leasing stability.
- Employer adjacency to PayPal, Cisco, and other tech firms underpins consistent leasing and renewals.
- 1992 vintage offers value-add and modernization opportunities to drive NOI.
- Elevated ownership costs locally reinforce reliance on multifamily housing, aiding pricing discipline.
- Risks: nationally below-average safety metrics and moderating population growth warrant conservative underwriting and active asset management.