| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 69th | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1225 Vienna Dr, Sunnyvale, CA, 94089, US |
| Region / Metro | Sunnyvale |
| Year of Construction | 1974 |
| Units | 95 |
| Transaction Date | 2019-08-20 |
| Transaction Price | $237,360,001 |
| Buyer | PLAZA DEL REY MHC LLC |
| Seller | PLAZA DEL REY OWNER LLC |
1225 Vienna Dr, Sunnyvale CA Multifamily Value-Add Position
Positioned in an Urban Core pocket of Sunnyvale with resilient renter demand and neighborhood occupancy near the metro average, according to CRE market data from WDSuite. The area s proximity to major employers supports leasing stability for a 1974 vintage asset with renovation and capital planning upside.
This Sunnyvale address sits in a B-rated Urban Core neighborhood that is competitive among San Jose Sunnyvale Santa Clara neighborhoods (ranked 132 of 344). For multifamily investors, that standing signals balanced fundamentals and depth of demand without the pricing volatility typical of the metro s top-decile sub-districts.
Daily-needs access is a strength: neighborhood amenities index above the national midpoint, with restaurants and grocery options scoring in the low-90s national percentiles and cafes in the high-80s. Childcare density ranks in the 99th percentile nationally. Average school ratings are around the national 60th percentile, indicating serviceable education options that are broadly consistent with workforce housing expectations.
Neighborhood occupancy is strong relative to national peers and sits above the metro median, supporting rent roll durability. Median contract rents in the neighborhood track in the upper national percentiles, yet the rent-to-income ratio trends lower than many high-cost tech hubs, which can mitigate near-term affordability pressure and aid retention. Elevated home values at the neighborhood level reinforce reliance on rental housing, sustaining the tenant base and supporting steady leasing.
Within a 3-mile radius, demographics show a larger, higher-income renter pool: household counts have expanded over the last five years and are projected to continue rising, with smaller average household sizes over the forecast window. For investors, that combination points to a broader tenant base, consistent leasing velocity, and potential for measured rent growth tied to income trends rather than pure in-migration.
Vintage matters: the property s 1974 construction is older than the neighborhood s average vintage (mid-1980s), suggesting near- to medium-term capital expenditures and a credible value-add program (interiors, building systems, and common areas) to maintain competitive positioning against newer stock.
Public safety indicators for the neighborhood track near the metro middle, with overall crime rank positioned around the center of 344 San Jose Sunnyvale Santa Clara neighborhoods. Nationally, violent offense measures sit below the midpoint while property offenses are around average, indicating a risk profile investors typically underwrite as moderate for Silicon Valley urban-core locations.
Trend-wise, recent estimates point to a year-over-year decline in violent offenses, which is a constructive signal for perception and retention, while property offenses have seen a modest uptick. As always, investors should underwrite security line items and monitor building-level incident logs rather than relying solely on neighborhood summaries.
The property is surrounded by large technology employers that anchor high-wage demand and shorten commutes for a sizable renter base. Nearby companies include NetApp, Yahoo, Comcast Silicon Valley, Amazon, and Applied Materials.
- NetApp enterprise data storage (0.99 miles) HQ
- Applied Materials semiconductor equipment (1.72 miles)
- Yahoo internet services (1.75 miles) HQ
- Comcast Silicon Valley technology offices (1.85 miles)
- Amazon e-commerce & cloud (1.88 miles)
This 95-unit, 1974-vintage asset offers a pragmatic value-add angle in a Sunnyvale neighborhood that is competitive within the San Jose Sunnyvale Santa Clara metro. Neighborhood occupancy trends are healthy, and elevated ownership costs at the neighborhood level continue to reinforce rental housing reliance. Within a 3-mile radius, recent population growth alongside a larger increase in households points to a broader tenant base and sustained leasing velocity. According to CRE market data from WDSuite, neighborhood rents sit in the upper national percentiles while rent-to-income ratios remain comparatively manageable for high-wage tech nodes, supporting retention and measured pricing power.
Against newer 1980s-and-later stock, the 1974 vintage implies targeted capital planning for systems and interiors. That creates clear pathways to protect occupancy and NOI by refreshing units and common areas to meet renter expectations from nearby employers, while underwriting conservatively for operating expenses and make-ready cycles.
- Healthy neighborhood occupancy and strong nearby employer base support leasing stability
- 1974 vintage presents defined value-add and CapEx programs to enhance competitiveness
- High household incomes in the 3-mile radius expand the renter pool and bolster retention
- Pricing power potential with neighborhood rents in upper national percentiles and balanced rent-to-income
- Risks: older building systems, moderate safety profile, and limited neighborhood parks/pharmacies warrant prudent underwriting