| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 83rd | Best |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 455 Crescent Ave, Sunnyvale, CA, 94087, US |
| Region / Metro | Sunnyvale |
| Year of Construction | 1976 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
455 Crescent Ave Sunnyvale Multifamily Investment
Strong renter concentration and a high-cost ownership market support durable leasing fundamentals in Sunnyvale; according to WDSuite’s CRE market data, neighborhood amenities and income levels underpin consistent renter demand.
Sunnyvale’s Urban Core location places 455 Crescent Ave in a top-performing neighborhood for investors, ranking within the top quartile among 344 metro neighborhoods with an A+ overall rating. Deep renter concentration at the neighborhood level signals a sizable tenant base, while rents have grown meaningfully over the past five years, indicating sustained demand.
Daily-life convenience is a clear strength: restaurants, cafes, groceries, parks, and pharmacies all score in the mid‑90s national percentiles, supporting resident satisfaction and lease retention. Average school ratings are above national norms (around 4 out of 5), which can broaden appeal to households seeking longer-term rental stability.
Ownership costs in this area are elevated relative to incomes (high national percentile for value-to-income), which tends to reinforce reliance on multifamily rentals and can support pricing power. At the same time, neighborhood rent-to-income sits closer to the national middle, suggesting manageable affordability pressure that can help with renewals.
Within a 3-mile radius, population has been stable with modest growth and households have increased, with WDSuite indicating further household expansion through 2028 as average household size trends lower. This combination points to a gradually expanding renter pool and supports occupancy stability even as new supply competes for tenants.
Safety performance is mixed. Neighborhood crime metrics sit below national averages (national percentiles in the lower third), indicating investors should underwrite prudent security and operating practices. Recent trends show a slight decline in property incidents alongside an uptick in violent incidents over the last year, according to WDSuite’s CRE data. Compared with other San Jose–Sunnyvale–Santa Clara neighborhoods, conditions suggest a need for practical risk management rather than a deterrent to demand.
Proximity to major technology employers supports workforce housing demand and retention, with short commutes to Apple and Applied Materials as well as nearby semiconductor offices.
- Apple — technology (1.7 miles) — HQ
- Apple - Tantau 14 — technology offices (2.1 miles)
- Apple - Stevens Creek 8 — technology offices (2.6 miles)
- Applied Materials — semiconductor (3.1 miles) — HQ
- Intel — semiconductor offices (3.2 miles)
455 Crescent Ave benefits from a deep regional tenant base and a neighborhood that ranks in the top quartile locally, with strong amenity access and above-average schools helping sustain leasing. Elevated ownership costs relative to income reinforce reliance on rentals, while rent-to-income levels closer to the national middle suggest manageable affordability pressure that can aid retention. According to CRE market data from WDSuite, neighborhood-level NOI per unit outperforms most peers, signaling durable demand drivers even as occupancy trends warrant attention.
Within a 3‑mile radius, households have grown and are projected to increase further as average household size declines, pointing to a larger renter pool over the medium term. Nearby employment anchors in technology and semiconductors provide steady demand inputs, supporting leasing velocity and long-term relevance for well-operated assets.
- Top-quartile neighborhood with strong amenities and above-average schools supporting resident retention
- High-cost ownership market reinforces multifamily demand and pricing power
- Growing 3-mile household counts and smaller household sizes expand the renter pool
- Proximity to Apple and major semiconductor employers supports stable leasing
- Risk: Below-average safety percentiles and softer neighborhood occupancy require active management and underwriting discipline