| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 89th | Best |
| Demographics | 85th | Best |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 665 S Fair Oaks Ave, Sunnyvale, CA, 94086, US |
| Region / Metro | Sunnyvale |
| Year of Construction | 1981 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
665 S Fair Oaks Ave Sunnyvale Multifamily Investment
Positioned in a high-demand Silicon Valley renter market, this 24-unit asset benefits from a neighborhood occupancy near 94%—a solid backdrop for income durability, according to WDSuite’s CRE market data.
Sunnyvale’s Urban Core setting delivers strong day-to-day convenience and renter appeal. The neighborhood earns an A rating and ranks 21 out of 344 metro neighborhoods, placing it in the top quartile locally. Amenities index in the top quartile nationally, with restaurants particularly dense (97th percentile nationwide) and grocery access competitive among San Jose–Sunnyvale–Santa Clara neighborhoods (rank 61 of 344). Childcare access also rates very favorably (98th percentile nationally). Cafés are less concentrated, which may modestly temper foot-traffic–driven retail synergies.
Neighborhood occupancy is around 94%, and the share of renter-occupied housing is high at 69.8% (top quartile among 344 metro neighborhoods), indicating a deep tenant base and steady multifamily demand. School quality trends positive for families (average rating near 4 out of 5; 84th percentile nationally), supporting retention for larger units. Median rent levels benchmark in the upper national percentiles, while the rent-to-income ratio around 0.22 suggests manageability that can aid renewals and lease stability.
Within a 3-mile radius, demographics point to a larger tenant pool over time: population has grown recently and households increased by about 6–7%, with forecasts calling for further household growth alongside smaller average household sizes. High median and mean incomes combine with elevated home values to create a high-cost ownership market; this typically sustains reliance on multifamily rentals and supports pricing power and lease-up velocity when units turn. These patterns are consistent with multifamily property research benchmarks in similar West Coast tech corridors.
The property’s 1981 vintage is older than the neighborhood’s average construction year (1992). Investors should underwrite ongoing capital expenditures and consider value-add or modernization to enhance competitiveness against newer stock while leveraging strong neighborhood demand fundamentals.
Safety indicators are mixed and should be evaluated with standard risk protocols. Compared with neighborhoods nationwide, this area trends below the national median for safety, with violent and property offense measures in lower national percentiles. Recent year-over-year shifts indicate property crime and violent crime rates have moved higher, so operators may want to budget for lighting, access control, and monitoring to support resident satisfaction and retention.
Within the San Jose–Sunnyvale–Santa Clara metro (344 neighborhoods), the neighborhood’s crime ranking places it behind higher-performing safety clusters, though many investors successfully operate similar urban-core assets by aligning security measures with resident expectations and maintaining strong community management.
Nearby technology and semiconductor employers support a deep, well-compensated renter base and short commute patterns, which can bolster retention for workforce and professional tenants. The list below highlights major nodes within a short drive: Apple and its nearby offices, plus Applied Materials.
- Apple — technology (2.2 miles) — HQ
- Apple — technology offices (2.3 miles)
- Apple - Benecia 02 — technology offices (2.4 miles)
- Apple - Tantau 14 — technology offices (2.5 miles)
- Applied Materials — semiconductor (2.7 miles) — HQ
665 S Fair Oaks Ave offers scale at 24 units in an Urban Core neighborhood that scores in the top quartile locally, with a renter-occupied share near 70% and neighborhood occupancy around 94%. These indicators point to a sizeable tenant base and underpin income stability. According to CRE market data from WDSuite, elevated home values in Sunnyvale and strong household incomes tend to sustain rental dependence and support pricing power, while a rent-to-income ratio near 0.22 provides headroom for disciplined rent management.
The 1981 vintage is older than the neighborhood average (1992), suggesting potential value-add and modernization opportunities alongside prudent capital planning. Within a 3-mile radius, household counts have increased and are forecast to grow further as average household size trends lower—conditions that typically expand the renter pool and support occupancy. Proximity to major technology employers further reinforces leasing fundamentals, though operators should account for urban-core safety variability with appropriate security measures.
- Strong renter concentration and solid neighborhood occupancy support income durability
- High-cost ownership market with strong incomes sustains multifamily demand and pricing power
- 1981 vintage presents value-add and modernization potential with targeted capex
- Employer proximity (tech and semiconductor) supports leasing velocity and retention
- Risk: Urban-core safety metrics are below national medians—plan for security and community management