| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 78th | Best |
| Amenities | 31st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1331 S Wolfe Rd, Sunnyvale, CA, 94087, US |
| Region / Metro | Sunnyvale |
| Year of Construction | 1973 |
| Units | 88 |
| Transaction Date | 2022-05-02 |
| Transaction Price | $3,500,000 |
| Buyer | SWHM OLIVE TREE LLC |
| Seller | STIPANOV CYNTHIA ELAINE |
1331 S Wolfe Rd Sunnyvale Multifamily Investment
Neighborhood occupancy is competitive and supported by a deep renter base in Sunnyvale; elevated ownership costs further sustain rental demand, according to WDSuite s CRE market data.
Located in Sunnyvale within the San Jose-Sunnyvale-Santa Clara metro, the property sits in an Urban Core neighborhood rated B-. Neighborhood occupancy is strong and competitive among 344 metro neighborhoods, with performance also placing in the top quintile nationally. That backdrop, paired with high home values, supports durable renter demand and lease retention.
Schools in the neighborhood are top-tier, ranking first among 344 metro neighborhoods with an average rating at the high end nationally. Childcare density is also strong (top national percentile), and grocery access compares favorably to both metro and national norms. While cafes, restaurants, and parks within the immediate neighborhood are thinner by the data, day-to-day essentials are present, which helps support resident convenience.
Within a 3-mile radius, demographics indicate a high-income area with population and household counts that have been rising and are projected to continue growing over the next five years, expanding the tenant base and supporting occupancy stability. More than half of housing units in this 3-mile area are renter-occupied, indicating depth for multifamily demand. Median contract rents and incomes are elevated, and rent-to-income levels point to manageable affordability pressure for higher-earning households, consistent with a high-cost ownership market.
Home values in the neighborhood are among the highest nationally, which reinforces renter reliance on multifamily housing and can support pricing power with careful lease management. Neighborhood NOI per unit trends sit near the upper end nationally, according to WDSuite s commercial real estate analysis, indicating healthy operating fundamentals relative to peer locations.
Neighborhood safety indicators sit around the metro middle (crime rank 141 out of 344 San Jose-Sunnyvale-Santa Clara neighborhoods), roughly in line with the national middle of the pack. Recent data shows violent offense rates trending lower year over year, while property incidents have been more variable. For investors, this suggests a setting where standard risk controls, lighting, and access management can help maintain resident confidence and retention.
The location draws from a concentrated tech employment base that supports multifamily demand through commute convenience and high wages, including Apple, Applied Materials, Intel, and Nvidia.
- Apple - Tantau 14 — corporate offices (1.4 miles)
- Apple — corporate offices (1.5 miles) — HQ
- Applied Materials — corporate offices (2.7 miles) — HQ
- Intel — corporate offices (2.8 miles)
- Nvidia — corporate offices (3.1 miles) — HQ
1331 S Wolfe Rd benefits from a strong renter ecosystem in Sunnyvale. Neighborhood occupancy is competitive among metro peers and sits in the upper tiers nationally, while high home values reinforce reliance on rental housing and support pricing discipline. Within a 3-mile radius, households are projected to grow meaningfully over the next five years, expanding the tenant base and supporting lease-up and retention. Built in 1973, the asset may warrant targeted capital planning and modernization, which can create value-add upside relative to newer stock if executed thoughtfully.
Proximity to major tech employers underpins demand, and neighborhood operating metrics trend near the national high end, based on CRE market data from WDSuite. The combination of income depth, renter concentration, and constrained ownership affordability supports long-term fundamentals, while prudent expense control and renovations can enhance competitiveness.
- Competitive neighborhood occupancy with upper-tier national standing supports stability
- High home values reinforce rental demand and pricing power potential
- 3-mile area households projected to increase, expanding the renter pool
- 1973 vintage allows for value-add through modernization and targeted capex
- Risks: aging systems and sensitivity to tech employment cycles warrant active asset management