| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 70th | Good |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 98 Archer St, San Jose, CA, 95112, US |
| Region / Metro | San Jose |
| Year of Construction | 2012 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
98 Archer St, San Jose CA — 42-Unit Multifamily near Silicon Valley employers
Occupancy in the surrounding neighborhood has held in the mid-90% range, supporting steady renter demand, according to CRE market data from WDSuite.
This Inner Suburb location in the San Jose–Sunnyvale–Santa Clara metro scores an A neighborhood rating and is competitive among San Jose–Sunnyvale–Santa Clara neighborhoods based on overall rank out of 344. Amenity access trends solidly, with restaurants, cafes, parks, and pharmacies scoring in the upper national percentiles (amenities around the 79th to upper-80th percentiles nationwide), which helps with day-to-day livability and leasing appeal.
The asset’s 2012 construction is newer than the neighborhood’s typical 1997 vintage. Newer stock generally competes well against older inventory, though investors should plan for routine mid-life systems maintenance over the hold period rather than near-term heavy capital replacement.
Renter concentration is high: roughly two-thirds of neighborhood housing units are renter-occupied. That depth of renter households supports a wider tenant base and can help stabilize occupancy across cycles. Within a 3-mile radius, households have grown over the past five years and are projected to expand further, indicating a larger tenant pool over time; these trends point to sustained demand for multifamily units rather than owner-occupied alternatives.
Ownership costs in this area are elevated relative to national norms (home values sit in the upper-90s national percentile), while local incomes are also strong. This high-cost ownership market tends to reinforce reliance on rental housing, supporting lease retention and pricing power when units are positioned correctly. Median contract rents in the neighborhood rank in the low-90s national percentile, but rent-to-income levels align with the area’s higher earnings, which helps manage affordability pressure from an investor perspective.
Safety trends indicate conditions close to the metro midpoint, with crime levels modestly higher than many San Jose neighborhoods but improving on a year-over-year basis. Nationally, the neighborhood compares below the median for both property and violent offense rates, yet recent data show notable declines in both categories, suggesting momentum is moving in a favorable direction.
For underwriting, this points to a risk profile that warrants prudent security measures and resident engagement, while recognizing improving trends that can support leasing and retention. Comparisons are framed at the neighborhood level within the San Jose–Sunnyvale–Santa Clara metro (344 neighborhoods) and versus neighborhoods nationwide.
Proximity to major corporate offices underpins a strong employment base and commuter convenience for residents. Nearby employers include PayPal, Verizon, Sanmina, Avnet, and Qualcomm, supporting steady leasing from tech and professional services workers.
- PayPal — fintech HQ (0.99 miles) — HQ
- Verizon — telecommunications offices (1.83 miles)
- Sanmina — electronics manufacturing services (1.99 miles) — HQ
- Avnet — electronics distribution offices (2.06 miles)
- Qualcomm — semiconductor & wireless offices (2.27 miles)
98 Archer St offers a 42-unit, 2012-vintage asset positioned in a high-income, renter-oriented neighborhood where occupancy has remained resilient. The property’s newer construction compares favorably to the area’s older average stock, enhancing competitive positioning while keeping capital planning focused on mid-life updates rather than near-term heavy renovations. Elevated home values relative to incomes sustain rental reliance, and renter-occupied share in the neighborhood is substantial, supporting depth of demand. Based on CRE market data from WDSuite, median rents sit high relative to national norms, yet local earnings help support rent levels from a lease-management standpoint.
Within a 3-mile radius, household counts have increased and are projected to rise further, signaling a growing tenant base that can support occupancy stability and rent growth initiatives over time. Key considerations include modestly higher crime levels versus national norms and lower average school ratings in the neighborhood; both are manageable with targeted operations, resident services, and positioning geared toward the local working professional base.
- 2012 construction provides competitive positioning versus older neighborhood stock with manageable mid-life CapEx
- High renter-occupied share and resilient neighborhood occupancy support leasing stability
- Elevated ownership costs and strong local incomes reinforce reliance on rental housing and pricing power
- Growing household base within 3 miles expands the tenant pool over the hold period
- Risks: below-median school ratings and crime levels near metro midpoint require thoughtful operations and underwriting