| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 92nd | Best |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 125 N Mary Ave, Sunnyvale, CA, 94086, US |
| Region / Metro | Sunnyvale |
| Year of Construction | 1973 |
| Units | 80 |
| Transaction Date | 2022-03-07 |
| Transaction Price | $79,618,181 |
| Buyer | HOMETOWN MARY MANOR ESTATES LLC |
| Seller | 2000 GARCIA FAMILY TRUST |
125 N Mary Ave Sunnyvale Multifamily Investment
High renter concentration and strong local incomes support durable leasing; according to WDSuite’s CRE market data, neighborhood occupancy trends are in the national mid-range with sustained demand from nearby tech employment.
Sunnyvale’s inner-suburb location offers daily convenience and depth of renter demand. The neighborhood’s renter-occupied share is high (about two-thirds of housing units), indicating a broad tenant base that supports leasing stability. Neighborhood occupancy is in the low-90s and sits around the national mid-range (58th percentile), which is consistent with steady absorption without overheating, per WDSuite’s CRE market data.
Amenity access is a relative strength: parks and childcare density register in the upper national percentiles, and restaurants and cafes are also well represented. Within the neighborhood footprint, grocery and pharmacy options are limited, so residents typically rely on nearby commercial corridors—an operational consideration for marketing and retention rather than a structural demand headwind.
For investors comparing submarkets across the San Jose–Sunnyvale–Santa Clara metro, neighborhood-level demographics rank competitive among the metro’s 344 neighborhoods, reflecting a well-paid workforce and household incomes that are high by national standards. Elevated home values point to a high-cost ownership market, which tends to reinforce reliance on multifamily housing and can support pricing power when managed alongside renewal risk.
Demographic trends aggregated within a 3-mile radius indicate modest population growth alongside an increase in households and a projected expansion of the renter pool over the next five years. Smaller average household sizes are expected, which typically supports sustained demand for professionally managed apartments and helps underpin occupancy stability. The property’s 1973 vintage is older than the neighborhood average construction year, suggesting potential value-add and capital planning opportunities to remain competitive with newer stock.
Safety indicators should be viewed comparatively and at the neighborhood level. The area’s crime rank sits in the lower half of the San Jose–Sunnyvale–Santa Clara metro (ranked against 344 neighborhoods), and national positioning is below the mid-range, indicating relatively higher crime than many U.S. neighborhoods. Property offenses track near national averages, while violent offense measures sit below national mid-range.
Recent year-over-year changes have shown some upward movement in incident rates. Investors often address this through lighting, access control, and partnership with local resources, and by emphasizing professional management practices. As always, evaluate multiple data sources and trends over time to contextualize risk at the asset and block level.
Proximity to major tech and communications employers underpins weekday traffic and supports renter demand through short commutes. The immediate employment base includes Apple, Symantec, Comcast, and Lockheed Martin.
- Apple - Benecia 02 — corporate offices (0.83 miles)
- Symantec Corporation — corporate offices (1.01 miles)
- Symantec — corporate offices (1.06 miles) — HQ
- Comcast Silicon Valley — corporate offices (1.49 miles)
- Lockheed Martin Space Systems — defense & aerospace offices (2.23 miles)
This 80-unit, 1973-vintage asset sits in a high-income Sunnyvale neighborhood with a deep renter base and steady occupancy. Elevated home values in the area help sustain reliance on rentals, while rent-to-income readings indicate manageable affordability pressure for many households—favorable conditions for retention and leasing when paired with disciplined renewal strategies. According to CRE market data from WDSuite, neighborhood NOI per unit trends competitively on a national basis, supporting a long-term cash flow thesis.
The property’s older vintage relative to the neighborhood average presents clear value-add potential through unit and systems upgrades to sharpen competitive positioning against newer stock. Within a 3-mile radius, population and household growth projections point to a larger tenant base over the next five years, supported by proximity to major tech employers. Key risks to underwrite include neighborhood safety that trails metro leaders and limited groceries/pharmacies within the immediate footprint, which are typically manageable through operations and resident programming.
- Deep renter base and steady neighborhood occupancy support leasing stability
- High-cost ownership market reinforces renter reliance and pricing power potential
- 1973 vintage offers value-add and capital planning opportunities
- 3-mile radius shows population and household growth, expanding the tenant pool
- Risks: safety below metro leaders and limited on-foot groceries/pharmacies within the footprint