| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Good |
| Demographics | 69th | Fair |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 280 W California Ave, Sunnyvale, CA, 94086, US |
| Region / Metro | Sunnyvale |
| Year of Construction | 1974 |
| Units | 25 |
| Transaction Date | 2016-06-06 |
| Transaction Price | $4,050,000 |
| Buyer | MOY RAYMOND W |
| Seller | WOO HENRY C |
280 W California Ave Sunnyvale Multifamily Investment
Positioned in Sunnyvale’s Urban Core, the asset benefits from steady neighborhood occupancy and a deep renter base supported by major tech employers, according to WDSuite’s CRE market data. For investors, the combination of strong incomes and high-cost ownership dynamics underpins durable renter demand.
Located in the San Jose–Sunnyvale–Santa Clara metro, this Urban Core neighborhood carries a B+ rating and ranks above the metro median (123 of 344) for overall livability, based on CRE market data from WDSuite. For multifamily owners, that positioning points to a balanced mix of demand drivers and tenant retention potential relative to other metro neighborhoods.
Daily needs are well covered, with strong grocery access and abundant park space that are competitive among San Jose–Sunnyvale–Santa Clara neighborhoods and top quartile nationally. Restaurant density is solid for an urban node, though pharmacy options are limited within the immediate area—an operational note for residents but not a primary driver of leasing outcomes.
Within a 3-mile radius, population and household counts have grown and are projected to continue rising over the next five years, expanding the tenant base. The area skews high-income by national standards, which supports pricing power while keeping rent-to-income levels relatively manageable compared to peer tech hubs. Median home values are elevated in this neighborhood context, which tends to reinforce reliance on multifamily rentals and can aid lease retention.
Vintage matters: built in 1974, the property is older than the neighborhood’s average construction year. That profile can create value-add potential through unit/interior modernization and systems upgrades, while also necessitating thoughtful capital planning to remain competitive against newer stock.
Tenure patterns indicate a sizable renter-occupied share within a 3-mile radius, signaling depth in the local renter pool and supporting occupancy stability for well-managed assets.
Safety trends are mixed in this Urban Core context. Relative to neighborhoods nationwide, overall safety sits below the national median, reflecting a typical profile for dense employment centers. Within the metro (344 neighborhoods), conditions are comparable to many urban districts rather than suburban areas.
Recent data indicate a year-over-year uptick in violent incidents at the neighborhood level, while property incident levels track closer to national mid-range. For investors, this suggests standard urban management considerations—lighting, access control, and resident engagement—can be important levers to support retention and day-to-day operations.
Proximity to major tech and aerospace employers supports workforce housing demand and commute convenience. Nearby employment anchors include Apple, Comcast, Symantec, Lockheed Martin, and NetApp.
- Apple - Benecia 02 — technology offices (1.08 miles)
- Comcast Silicon Valley — telecommunications (1.59 miles)
- Symantec Corporation — cybersecurity offices (1.60 miles)
- Symantec — cybersecurity (1.65 miles) — HQ
- Lockheed Martin Space Systems — aerospace & defense offices (2.36 miles)
This 25-unit, 1974-vintage property in Sunnyvale’s Urban Core sits in a neighborhood with above-median metro fundamentals and strong access to daily amenities. Elevated home values in the area tend to reinforce renter reliance on multifamily housing, while high local incomes support rent levels and help sustain occupancy stability relative to many urban submarkets.
According to CRE market data from WDSuite, neighborhood occupancy trends sit above national mid-range and the local renter pool is deep, aided by proximity to major employers. The vintage suggests a clear value-add pathway—targeted renovations and system upgrades can enhance competitive positioning versus newer stock—balanced by prudent capex planning and standard urban-operating practices.
- Renter demand supported by high-cost ownership market and strong incomes
- Amenity access (groceries/parks) competitive in metro and top quartile nationally
- Proximity to major employers underpins leasing and retention
- 1974 vintage offers value-add upside with targeted renovations
- Risks: older systems require capex planning; safety trends warrant active property management