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Alum Rock

San Jose, CA

Neighborhood Market Analysis

Q3 2025 Report
$1,037,326 (as of Feb 2025)
Median Home Price
55-65 (car-dependent but improving near Alum Rock Ave and Capitol Ave corridors)
Walkability Score
Mixed; elementary schools range from 5-7/10, high school ratings lower (3-5/10). Many families seek charter or private options.
School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by Alum Rock Avenue to the south, Capitol Avenue to the west, the East Foothills to the north and east, and King Road to the southwest.

Zip Codes

9512795116

Market Data Summary

Price Range$800,000 - $1,400,000+ (varies by lot size, condition, and location)
Price per Sq FtApproximately $700 - $850/sqft (2025)
Inventory LevelsLow to moderate; inventory remains tight, with seasonal upticks in spring and early summer.[1]

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesDuplexesSmall multi-family propertiesCondosTownhomes

Architectural Styles

RanchSpanish RevivalMid-centuryContemporary infill

Property Details

Typical Lot Sizes4,000 - 7,000 sqft for SFRs; some larger hillside lots
Home Age Range1920s - 1970s (majority); some newer infill since 2000s
Construction QualityMix of original and remodeled homes; some deferred maintenance in older stock, but many homes updated or expanded.

Community Profile

Demographics & Lifestyle

Demographics

Diverse, with a large Hispanic/Latino population, multi-generational households common, median age lower than San Jose average.

Community Vibe

Tight-knit, working- and middle-class, strong local identity, active neighborhood associations.

Typical Residents

  • Families
  • First-time buyers
  • Long-term residents
  • Investors

Family Friendly

Yes; many parks, schools, and community centers. Popular with families seeking affordability and space.

Amenities & Lifestyle

Parks & Recreation

  • • Alum Rock Park (major regional park)
  • • Penitencia Creek Park
  • • Emma Prusch Farm Park

Dining Options

  • • Mexican taquerias
  • • Vietnamese cafes
  • • Casual American diners

Shopping Centers

  • • Capitol Square Mall
  • • Local strip malls along Alum Rock Ave

Local Businesses

  • • Ethnic grocery stores
  • • Family-run restaurants
  • • Auto shops
  • • Boutiques

Education & Schools

Mixed; elementary schools range from 5-7/10, high school ratings lower (3-5/10). Many families seek charter or private options.
Overall School Rating

Elementary Schools

  • • Alum Rock Union Elementary
  • • Clyde Arbuckle Elementary
  • • San Antonio Elementary

Middle Schools

  • • Joseph George Middle
  • • Mathson Middle

High Schools

  • • James Lick High School

Private Schools

  • • St. John Vianney Catholic School
  • • Most Holy Trinity School

Transportation & Accessibility

Transit & Roads

Public Transit

  • • VTA Light Rail (Capitol Station nearby)
  • • Multiple VTA bus lines

Major Roads

  • • Alum Rock Ave
  • • Capitol Ave
  • • King Rd
  • • Interstate 680

Commute & Walkability

Commute Times15-25 minutes to downtown San Jose by car; 45-60 minutes by transit during peak hours.
WalkabilityModerate; walkable near main corridors, car needed for most errands.
ParkingGenerally good; most homes have driveways/garages, street parking available except near schools/parks during peak times.

Marketing Intelligence

Target Buyer Types

  • First-time buyers
  • Move-up families
  • Investors (ADU potential)
  • Multigenerational households

Key Selling Points

  • Lower price per sqft than central/west San Jose
  • Large lots and ADU potential
  • Access to parks and community amenities

Pricing Considerations

Price competitively; homes in top condition can command a premium and attract multiple offers.

Common Objections & Response Strategies

Objection: School ratings are lower than other San Jose areas.

Response Strategy:

Highlight charter/private options and recent improvements; emphasize community support and afterschool programs.

Objection: Concerns about crime and safety.

Response Strategy:

Share local crime data trends, neighborhood watch programs, and testimonials from long-term residents.

Objection: Older homes may need repairs.

Response Strategy:

Provide inspection reports, highlight recent upgrades, and connect buyers with local contractors for estimates.

Investment Insights

Investment Potential

Appreciation Potential

Solid, with 5.1% YoY growth in 2025; long-term upside as San Jose expands eastward.[4]

Rental Demand

Strong, especially for ADUs and multi-generational homes; rents rising steadily.

Buyer Competition

High for updated homes and entry-level SFRs; multiple offers common.[4][1]

Best For

  • First-time buyers
  • Investors seeking cash flow
  • Families needing space

Potential Concerns

  • School ratings
  • Perceived safety
  • Older home maintenance

Professional Recommendations

1

Leverage bilingual marketing materials to reach diverse buyer pool.

2

Network with local community leaders and school officials to build trust.

3

Stage homes to highlight family and multi-generational living.

4

Educate buyers on ADU permitting and rental income potential.

5

Monitor city planning updates for future development news.

Competitive Analysis

Comparable Markets

  • East San Jose
  • Berryessa
  • Evergreen

Market Positioning

Best value for families and investors seeking space and upside in San Jose.

Competitive Advantages

  • Lower entry price
  • Larger lots
  • Proximity to regional parks

Price Comparison

~30% lower median home price than central/west San Jose; similar to Berryessa but with more diverse housing stock.

Investment Metrics

3.5% - 4.5% for SFRs and small multis (2025 est.)
Cap Rates
4% - 5% gross yield typical for updated homes/ADUs
Rental Yields
~20-23 (favorable for long-term hold)
Price-to-Rent
Positive for ADU/multifamily; break-even or slightly negative for SFRs without rental units.
Cash Flow
4-6% annualized over next 3 years, barring macroeconomic shocks.
Appreciation

Buyer Journey Insights

First-Time Buyers

Alum Rock offers affordable entry to San Jose with room to grow. Recommend focusing on updated homes or those with ADU potential.

Move-Up Buyers

Appealing for families seeking more space or yard; highlight larger lots and multi-generational living options.

Downsizers

Less common, but some single-level ranch homes may appeal to retirees seeking affordability.

Investors

Strong rental demand and ADU potential; focus on properties with flexible layouts and value-add opportunities.

Relocators

Proximity to major roads and transit makes Alum Rock a practical choice for commuters priced out of central San Jose.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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