| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 76th | Good |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4555 Hamilton Ave, San Jose, CA, 95130, US |
| Region / Metro | San Jose |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | 2023-10-16 |
| Transaction Price | $4,650,000 |
| Buyer | SPIEKER LIVING TRUST |
| Seller | SHEPARDSON NON-EXEMPT TAX DEFERRAL TRUST |
4555 Hamilton Ave, San Jose CA Multifamily Investment
Stabilized renter demand in a high-cost ownership pocket of West San Jose supports durable occupancy and pricing discipline, according to WDSuite’s CRE market data. Mid-1970s vintage and 20 units position the asset for targeted value-add while serving a deep renter base.
This West San Jose Urban Core location combines daily convenience and strong fundamentals that matter to multifamily investors. Neighborhood rents sit in the upper tier locally (93rd percentile nationally) with occupancy in the low 90s, indicating steady leasing conditions rather than overheating. Restaurants are dense (top national tier) and pharmacies are widely accessible (98th percentile), while cafes, parks, and grocery options are thinner within the immediate neighborhood footprint—factors to weigh for tenant convenience.
Schools average 4.0 out of 5 (84th percentile nationally), a family-friendly signal that can aid retention. The neighborhood’s renter-occupied share is 51.2% (89th percentile nationally), suggesting a deep tenant pool and demand stability for professionally managed multifamily. Median rent-to-income is around 0.19, which points to manageable affordability pressure relative to local incomes and supports ongoing lease performance.
Home values are elevated (99th percentile nationally), creating a high-cost ownership market that tends to reinforce reliance on rental housing—supportive of renewal rates and pricing power over time. Neighborhood ranking trends place the area near the metro middle overall (rank 155 among 344 San Jose–Sunnyvale–Santa Clara neighborhoods), with amenities competitive in dining and healthcare access but less so in parks and grocery density.
Within a 3-mile radius, demographics indicate a large and affluent population with modest population growth and a projected increase in households, which translates into a larger tenant base over the medium term. This backdrop, based on CRE market data from WDSuite, supports a case for consistent absorption and occupancy stability for well-managed assets.
Safety indicators are mixed. The neighborhood sits below national safety benchmarks on both violent and property offenses (violent offense safety around the 17th percentile and property offense safety around the 3rd percentile nationwide). Recent year-over-year trends show property offenses declining, while violent offenses increased, suggesting improvement in one category and pressure in another. Investors should underwrite with conservative assumptions and emphasize proven on-site security and resident-screening practices typical for Urban Core submarkets.
Compared with other neighborhoods in the San Jose–Sunnyvale–Santa Clara metro, the area tracks below the metro median on safety, but recent declines in property incidents indicate some positive momentum. Framing safety at the neighborhood level—rather than at the block—is prudent for asset strategies and capital planning.
Proximity to major tech employers underpins a sizable professional renter base and commute convenience for residents. The following nearby offices and headquarters are within a short drive, supporting leasing stability for workforce and professional households.
- Apple - Stevens Creek 8 — technology offices (2.36 miles)
- Netflix — streaming & media (2.63 miles) — HQ
- Apple - Tantau 14 — technology offices (2.85 miles)
- Ebay — e-commerce (3.13 miles) — HQ
- Apple — corporate campus (3.67 miles)
4555 Hamilton Ave is a 20-unit, mid-1970s property in West San Jose positioned to serve a deep, affluent renter base. Neighborhood occupancy is in the low 90s and the renter-occupied share is high, supporting demand durability and renewal potential. Elevated home values across the area sustain reliance on rental housing, while strong school quality and dense dining/healthcare access aid retention. According to CRE market data from WDSuite, rents trend toward the upper tier locally, implying room for disciplined revenue management rather than outsized concessions.
The 1972 vintage suggests scope for targeted value-add—interiors, building systems, and curb appeal—relative to newer competitive stock. Within a 3-mile radius, modest population growth and a projected increase in households point to renter pool expansion over the medium term. Investors should balance these positives against below-metro safety positioning and lighter immediate access to parks and groceries, which can be mitigated through amenity strategy and resident experience enhancements.
- Strong renter base with high renter-occupied share supports stable absorption and renewals
- Upper-tier rent positioning and low-90s occupancy enable disciplined revenue management
- 1972 vintage offers clear value-add levers in interiors and systems
- Proximity to major tech employers underpins professional demand and retention
- Risks: below-metro safety metrics and thinner parks/grocery access warrant conservative underwriting