Bay Area Apartment Compare

Overview

eaves San Jose

The Carlyle

Waterford Place

Villa Torino

Head-to-Head

Other Listings

Final Verdict

Quick Comparison

Top 4 properties ranked. Data current as of June 29, 2026.

Rank	Property	2BR/person	Rating	Safety	Commute
#1	eaves San Jose 1895 N Capitol Ave, 95132	$1,589	★4.3 (393)	B+	15-25 min
#2	The Carlyle 2909 Nieman Blvd, 95148	$1,614	★3.2 (54)	A+	25-40 min
#3	Waterford Place 1700 N 1st St, 95112	$1,685	★3.8 (190)	C	15-25 min
#4	Villa Torino 29 W Julian St, 95110	~$1,600	★1.8	D	20-30 min

Pricing at a Glance

Property	Studio	1BR	2BR	3BR	Special
eaves SJ	$2,605	$2,871	$3,177	N/A	1 month free (by 6/30)
Carlyle	N/A	$2,839	$3,227	$4,067	None
Waterford	N/A	$2,877	$3,369-$3,637	$4,309	None
Villa Torino	N/A	$2,721+	~$3,200	$4,639	None

Safety Comparison

Crime data by zip code from CrimeGrade & BestPlaces. Lower = safer.

eaves SJ (95132)B+ — Violent: 21.1/1k

The Carlyle (95148)A+ — Violent: 2.4/1k

Waterford (95112)C — Elevated crime area

Villa Torino (95110)D — Near St. James Park

eaves San Jose #1 Pick

1895 N Capitol Ave, San Jose, CA 95132 • AvalonBay Communities (NYSE: AVB)

Google Rating★4.3 (393 reviews)

Yelp Rating★3.4 (115 reviews)

ApartmentRatings★3.1 (107 reviews)

Total Units442

Phone(408) 912-2216

Office HoursMon-Sat 9am-7pm, Sun varies

ToursBy appointment only

Pricing & Floor Plans (June 2026)

Unit	Layout	Sqft	Rent	Furnished
Studio	0BR/1BA	281	$2,605-$2,625	$3,760
1-Bed	1BR/1BA	667	$2,871-$2,941	$4,191
2-Bed	2BR/2BA	983	$3,177	$4,677
Townhouse	varies	1,013	$3,345	N/A

SPECIAL 1 month free if you apply by 6/30/2026 (12+ month lease) → 2BR effective: $1,456/person

Amenities

✓ In-unit washer/dryer

✓ Air conditioning

✓ Wood-burning fireplaces

✓ Cherry cabinetry

✓ 3 swimming pools + hot tub

✓ Fitness center

✓ EV charging stations

✓ Gated entry

✓ Connect+ smart home

✓ High-speed WiFi (common)

✓ Balcony/patio

✓ Bilt Rewards (earn points)

✓ WAG pet program

✓ Furnished+ option

✓ Green community

✓ Package receiving

Fees & Fine Print

Lease Term10-14 months

2-Year Rate LockAvailable

ParkingNot disclosed — call to ask

Pet PolicyDogs & cats OK, breed restrictions may apply

Connect+ FeesSmart tech & internet charged per unit

Deposit RefundSpread over 4 YEARS

Renewal RatesHefty year-2 increase reported

Location

NeighborhoodNorth Valley, North San Jose

Walk Score61 (Somewhat Walkable)

Transit Score45 (Some Transit)

Bike Score64 (Bikeable)

To VTA HQ2-5 miles

To Lockheed Sunnyvale10-12 mi (15-25 min)

Nearby TransitBerryessa BART, Montague Expy

Safety — B+

95132 zip — 56% below national crime average, but resident reports flag issues.

Violent Crime21.1 per 1,000 residents

Property Crime30.4 per 1,000 residents

"Very unsafe, horrible parking situation, and residents that have ongoing drug problems."

— r/SanJose "apartments to avoid" thread

"Not very safe considering it to be a gated community (heard chain snatching stuff)."

— ApartmentRatings review

"Complete disregard to crime at my apartment facility. They roped us in by confirming there would be security patrols on premises nightly."

— Reddit, on Avalon Communities

Review Highlights

"I really appreciate everything that Gregorio did for us."

— Yelp (mentioned in 18 reviews)

"Just had Mac and Alfonso the maintenance team come over Saturday to rescue a wild animal, and they made it!"

— Yelp

"Veronica Silva who I found very arrogant and rude, I try to stay away from the leasing office especially when I know she's around."

— Yelp (mentioned in 6 reviews)

"Though safety isn't top class it's acceptable."

— ApartmentRatings

"The construction is old and not soundproof, with audible sounds from neighbors above."

— ApartmentRatings

Pros & Cons

Best Google rating (4.3★, 393 reviews)

Cheapest 2BR: $1,589/person ($1,456 with special)

Best commute to VTA HQ and Lockheed

3 pools, EV charging, fireplaces

442 units = more availability

2-year rate lock option

Furnished+ available

Safety red flags (drugs, theft, on Reddit avoid list)

Deposit refund over 4 years

Hefty year-2 rent increase

Thin walls / noise in some units

Model vs actual unit gap

Connect+ fees per unit

Specific rude staff (Veronica)

The Carlyle #2 Pick

2909 Nieman Blvd, San Jose, CA 95148 • Essex Property Trust (NYSE: ESS)

Yelp Rating★3.2 (54 reviews)

ApartmentRatings★2.9 (33 reviews)

Total Units132

Built1999 (3 stories)

Phone(408) 238-5800

Office HoursMon-Sat 9-6, Sun 10-5

ToursSelf-guided by appointment

Pricing & Floor Plans (June 2026)

Unit	Layout	Sqft	Rent	Per Person	Avail
The Atherton	1BR/1BA	760	$2,839	$2,839	Aug 8
The Monterey	2BR/2BA	1,028	$3,227	$1,614	Jul 20
The Saratoga	3BR/2BA	1,232	$4,067	$1,356	Jun 28 (2 units)

Amenities

✓ Full-size in-unit W/D

✓ Per-room climate control

✓ Walk-in closets (all units)

✓ Smart home technology

✓ Pool + spa

✓ Fitness center

✓ Clubhouse + conference room

✓ Gated community

✓ Pet-friendly (cats & dogs)

✓ Spacious floor plans

✓ Stainless steel appliances

✓ Breakfast bar

Fees & Fine Print

Parking (Uncovered)$50/mo

Parking (Covered)$50/mo

Parking (Garage)$75/mo

Pet Rent$75/mo + $500 deposit (max 2)

Utility FeeConService $6.11/mo + usage

Lease TermStandard 12 months

Move-outDeposit disputes reported in older reviews

Location

NeighborhoodEvergreen, East San Jose (foothills)

To VTA HQ10-15 miles (20-30 min)

To Lockheed Sunnyvale15-20 mi (25-40 min)

Highways101, 680, 280, good 237 access

TransitVTA bus only (no rail nearby)

NearbyEastridge Center, Happy Hollow Zoo

Safety — A+

95148 Evergreen — 96th percentile, safer than 96% of US neighborhoods.

Violent Crime2.4 per 1,000 (9x lower than eaves)

Property Crime13.5 per 1,000 (2.3x lower)

"Residents feel safe in the gated community with nice neighbors and relative quietness."

— Recent resident review (2025-2026)

"The gate requires a clicker or code to get in, making it a nice and safe complex."

— ApartmentRatings

Review Highlights

"This review is for Abdel. He is always working so hard to help us with anything we need for our unit."

— Yelp (praised on 4+ platforms)

"She is super helpful, empathetic and a great person to deal with."

— Yelp, on office staff

"Pretty quiet community. Thick walls between units."

— Reddit

"Well maintained with a nice pool and exercise facility, spacious rooms."

— Recent review

"Beware people, stay away from this place. Noise, vandal on ur car."

— Older Yelp review (pre-2020)

Pros & Cons

Safest neighborhood (A+, 96th percentile)

Excellent soundproofing (thick walls)

Abdel — best maintenance tech in SJ

3BR available ($1,356/person)

Per-room climate control

Walk-in closets, full W/D

Smaller 132-unit community

Open 7 days/week

Farthest commute (25-40 min)

Lower ratings (3.2★ Yelp)

$25/person more for 2BR

Parking $50-75/mo extra

Deposit disputes at move-out

No elevator (likely walk-up)

3BR only has 2BA

No EV charging

Waterford Place #3

1700 N 1st St, San Jose, CA 95112 • Essex Property Trust

Google/Birdeye★3.8 (190 reviews)

ApartmentRatings★2.8 (91 reviews)

Phone(669) 333-7434

Pricing (June 2026)

Floor Plan	Layout	Sqft	Rent	Avail
The Carlton	1BR/1BA	731	$2,877	5 units, now
The Ashworth	2BR/2BA	1,095	$3,369	2 units, Jun 30
The Harcourt	2BR/2BA	1,063	$3,567	1 unit, Jul 11
The Kelsey	2BR/2BA	1,151	$3,637	2 units, Jul 3
The Lismore	3BR/2BA	1,305	$4,309	1 unit, Aug 18

Amenities

✓ Quartz countertops

✓ Wood-style flooring

✓ Stainless steel appliances

✓ Full-size in-unit W/D

✓ Smart home technology

✓ Resort-style pool + spa

✓ 24-hour fitness center

✓ BBQ grills

✓ Clubroom with kitchen

✓ Gated community

✓ Patio/balcony

✓ Shared workspace

Safety — MAJOR CONCERN

"You'll hear gunshots periodically in the evening. Or cars backfiring. Good luck differentiating."

— Reddit

"No Security services at all. Car break-ins will happen regardless of car type."

— ApartmentRatings (15-year resident)

"Someone tries to break into your apartment... 'Sorry, we can't do anything unless we know the person's name.'"

— ApartmentRatings

"Location is not good, couple of Motels nearby, not advisable to walk alone at night."

— ApartmentRatings

Noise Issues (5 Layers)

SJC airport — jet engines ramping up early mornings

Freeways 101/880/87 — constant traffic noise

Helicopters during rush hour

Thin walls — hear neighbors walking, doors, drawers

Racing car shop on Archer side — revving engines 4 days/week

Management Collapse

Pre-2017 reviews are positive (former manager "Rick" praised). Post-2017 reviews are overwhelmingly negative after staff turnover.

Parking$25/mo (extra spots $50/mo)

Move-out Charges$150 cleaning + $400 carpet/paint reported

GatesFrequently broken/not working

Verdict

Decent apartments at the right price, but neighborhood safety and post-2017 management make this a risky choice. Only consider if you visit at night and can live with the trade-offs.

Villa Torino AVOID

29 W Julian St, San Jose, CA 95110 • 198 units (85 affordable) • Built 1997

Apartments.com★1.8

Yelp★2.8 (83 reviews)

ApartmentRatings★3.3 (73 reviews)

Price Range$2,721 - $4,639/mo

Unit Sizes786 - 1,431 sqft

Critical Issues

AC: Wall Unit Only

Villa Torino has a single wall-mounted AC unit in the living room only. It does NOT cool the bedrooms. The official website doesn't even list AC as an amenity. Residents describe summers as "unbearable."

Mold

Multiple reports of severe mold problems in units.

Management

"Villa Torino is managed by scammers."

— Reddit

Allegations of improper move-out charges, renovating units immediately after move-out to justify keeping deposits.

Location

Near St. James Park in downtown San Jose — one of the rougher areas. 43% of units are designated affordable housing.

Verdict

Do not rent here. 1.8★ on Apartments.com, no real AC, mold, scam management, rough neighborhood.

eaves San Jose vs The Carlyle

The only two properties worth considering. Here's how they stack up.

Pricing

Metric	eaves SJ	Carlyle	Winner
2BR Rent	$3,177	$3,227	eaves (-$50)
2BR/person	$1,589	$1,614	eaves (-$25)
With special	$1,456	$1,614	eaves (-$158)
3BR/person	N/A	$1,356	Carlyle (only option)
2BR sqft	983	1,028	Carlyle (+45 sqft)

Safety

Metric	eaves (95132)	Carlyle (95148)	Winner
Grade	B+	A+	Carlyle
Violent crime/1k	21.1	2.4	Carlyle (9x safer)
Property crime/1k	30.4	13.5	Carlyle (2.3x safer)
Reddit flags	On "avoid" list	None	Carlyle

Scorecard

Category	eaves	Carlyle
Price	★★★★★	★★★★
Safety	★★★	★★★★★
Commute	★★★★★	★★★
Noise/Quiet	★★	★★★★★
Amenities	★★★★★	★★★★
Management	★★★	★★★★
Transparency	★★	★★★★
TOTAL	25/35	30/35

All Other Listings

100+ properties researched across North San Jose, Santa Clara, and Sunnyvale. Data scraped June 28-29, 2026 from Zillow, Redfin, Rentable, Zumper, Yelp, & ApartmentRatings.

Best Picks

N. San Jose 2BR

Santa Clara 2BR

Sunnyvale 2BR

3BR All Areas

Avoid List

Top 2BR Picks (under $2k/person, decent reviews)

#	Property	Location	2BR Price	$/Person	Rating	Why
1	Vista del Lago	2650 Keystone Ave, Santa Clara	$2,995	$1,498	Yelp positive, Zumper 9.3	Cheapest good-reviewed SC option. Garage parking. Rent special.
2	Bella Villagio	383 Vista Roma Way, SJ	$3,109-$3,189	$1,555	Mixed	Cheapest Essex in area. High utilities warned on Reddit
3	Villa Cerise	510 Fall River Ter, Sunnyvale	$2,915	$1,458	Yelp positive	Hidden gem. In-unit W/D, good location, budget price
4	WoodAcre	1228 Balboa Ct, Sunnyvale	$3,195	$1,598	4.0★ Yelp (24)	Great manager. Small complex, good experience
5	Macara Gardens	955 Escalon Ave, Sunnyvale	$3,400+	$1,700	4.0★ Birdeye (40)	1 month free promo. Free internet. Quiet. Free parking.
6	Village Square TH	1674 Hollenbeck Ave, Sunnyvale	$3,295-$3,695	$1,648	Yelp/AptRatings positive	Townhome layout, spacious. Pool/spa.
7	Sandlewood	1166 Sunnyvale Saratoga Rd	$3,295	$1,648	AptRatings positive	Quiet, safe. Cats only. Good value 2BR/2BA
8	3901 Lick Mill	3901 Lick Mill Blvd, SC	$3,540	$1,770	Zumper 9.9	Highest Zumper rating. Furnished option. Price drop.
9	Bristol Commons	732 E Evelyn Ave, Sunnyvale	$3,979+	$1,990	3.6★ Yelp (87)	Near Caltrain. Pleasant overall. Good review volume.
10	North Park	3500 Palmilla Dr, SJ 95134	$3,935+	$1,968	3.7★ (1,735)	Irvine Company. 10 pools. Very mixed reviews.

Top 3BR Picks (under $2k/person)

#	Property	Location	3BR Price	$/Person (3pp)	Rating	Notes
1	Thunderbird	954 Henderson Ave, Sunnyvale	$2,999	$1,000	Zumper 9.4	Cheapest 3BR. Older but spacious. 3BR/1BA.
2	Venue	3737 Casa Verde St, SJ 95134	$3,293-$4,513	$1,098-$1,504	4.1★ Apt.com	Near tech companies. Hidden $25/mo trash fee.
3	The Carlyle	2909 Nieman Blvd, SJ	$4,067	$1,356	3.2★ Yelp	Essex. In-unit W/D. Thick walls.
4	Buckingham Place	30 Buckingham Dr, SC	$4,950+	$1,650	4.5★ Apt.com	3BR/3BA! New, well-maintained. 1,508 sqft.
5	1020 Ticonderoga Dr	Sunnyvale 94087	$4,950	$1,650	N/A	Townhouse. Price dropped from $6,150! Furnished, AC.
6	Toscana (1651 Shore)	Santa Clara	$4,400	$1,467	N/A	Townhouse. Private/secure near greenbelt.
7	Bonnie Terrace	660 Gail Ave, Sunnyvale	$3,360+	$1,120	2.3★ Apt.com	Very affordable. Family oriented. Some mgmt issues.

North San Jose 2BR (95132/95134)

Property	Address	2BR Price	Rating	Notes
The Carlyle	2909 Nieman Blvd	$3,227	3.2★ Yelp	Essex. In-unit W/D. Our #2 pick.
Waterford Place	1700 N 1st St, 95112	$3,369-$3,637	3.8★ Birdeye	Essex. Reddit warns gunshots/noise.
Bella Villagio	383 Vista Roma Way	$3,109-$3,189	Mixed	Essex. In-unit W/D. Very high utilities per Reddit.
Willow Lake	1331 Lakeshore Cir	$3,399-$3,747	—	Essex. In-unit W/D.
Century Towers	1729 N 1st St, 95112	$3,807-$4,527	~2.9★ Yelp	Essex. Modern, newer. Car break-ins reported.
North Park	3500 Palmilla Dr, 95134	$3,935+	3.7★ (1,735)	Irvine Co. 10 pools. Very mixed. 72 units avail.
Patina at Midtown	355 Sunol St	$3,699	—	In-unit W/D.
Marquis	817 N 10th St	$3,637-$3,737	—	In-unit W/D.
Palma Sorrento	250 Palm Valley Blvd	$3,789-$4,077	3.5★ (87 Birdeye)	Essex. In-unit W/D.
Parkside Glen	810 Hillsdale Ave	$2,227-$2,690	2.4★ Rentable	Super cheap but low rating. Cats only.

Santa Clara 2BR

Property	Address	2BR Price	Rating	Notes
1859 Joan Way	1859 Joan Way #01, 95050	$2,495	—	2BR/1BA (not 2BA). Very cheap.
Oakbrook	3650 Buckley St, 95051	$2,695	Yelp negative (17)	Paper thin walls, broken washers. On-site laundry only.
Vista del Lago	2650 Keystone Ave, 95051	$2,995	Yelp positive (22)	Zumper 9.3. Garage parking. Rent special.
Montecito	3765 Tamarack Ln, 95051	$3,327	AptRatings mixed	Pinnacle. Older. Affordable.
131 Saratoga Ave	131 Saratoga Ave, 95051	$3,500	—	In-unit W/D, furnished option.
3901 Lick Mill	3901 Lick Mill Blvd, 95054	$3,540	Zumper 9.9	Highest Zumper rating. Price drop. Furnished.
Marina Cove	3480 Granada Ave, 95051	$3,807-$3,969	Zumper 9.6	Essex. In-unit W/D, balcony.
1000 Kiely	1000 Kiely Blvd, 95051	$3,819-$4,047	Zumper 9.6	In-unit W/D, balcony.
Estancia at SC	1650 Hope Dr, 95054	$4,016-$4,365	3.3★ Yelp (134)	Equity. Airbnb-friendly. Airplane noise!

Sunnyvale 2BR (Under $4,000)

Property	Address	2BR Price	Rating	Notes
Bonnie Terrace	660 Gail Ave, 94086	$2,350+	Mixed Yelp	Cheapest. Old appliances. Budget pick only.
Villa Cerise	510 Fall River Ter, 94087	$2,915	Yelp positive	Hidden gem. In-unit W/D, good location.
Henderson/Thunderbird	900-954 Henderson Ave	$3,095-$3,400	Mixed Yelp	Family-owned. Lots of units. Many floor plans.
WoodAcre	1228 Balboa Ct, 94086	$3,195	4.0★ Yelp (24)	Great manager. Small, good experience.
Sandlewood	1166 Sunnyvale Saratoga Rd	$3,295	AptRatings positive	Quiet, safe. Cats only.
Village Square TH	1674 Hollenbeck Ave	$3,295-$3,695	Yelp positive	Townhome layout. Pool/spa.
Macara Gardens	955 Escalon Ave, 94085	$3,400+	4.0★ Birdeye (40)	1 month free. Free internet. Free parking.
Cambria	815 E Fremont Ave	$3,395	2.9★ Birdeye (17)	Low reviews. Small complex.
Evelyn Gardens	1055 E Evelyn Ave	$3,498	3.5★ Yelp (45)	Positive recent reviews. Responsive team.
The Arches	1235 Wildwood Ave, 94089	$3,665+	4.4★ Rentable	Equity. Renovated. 16 units. Near Lockheed. AT&T Fiber.
Encinal Place	604 S Fair Oaks Ave	$3,895	Yelp positive (5)	Spacious 2BR/2BA 1,195 sqft. Great sqft/price.
Casa Alberta	1575 Tenaka Pl	$3,925+	Yelp positive	Responsive mgmt. Clean, kid-friendly.
Bristol Commons	732 E Evelyn Ave	$3,979+	3.6★ Yelp (87)	Near Caltrain. Pleasant overall.

3BR Apartments (Under $6,000)

Property	Address	Config	Price	$/Person	Rating	Notes
Thunderbird	954 Henderson Ave, Sunnyvale	3BR/1BA	$2,999	$1,000	Zumper 9.4	Cheapest 3BR. Older but spacious.
Henderson Homes	900 Henderson Ave	3BR/1.5BA	$2,999	$1,000	—	Same mgmt as Thunderbird. 750 sqft (small).
Venue	3737 Casa Verde St, SJ	3BR/2BA	$3,293-$4,513	$1,098-$1,504	4.1★ Apt.com	N. SJ. Hidden $25/mo trash fee.
Bonnie Terrace	660 Gail Ave, Sunnyvale	3BR/2BA	$3,360+	$1,120	Mixed	Very affordable. Family oriented.
North Park	3500 Palmilla Dr, SJ	3BR/2BA	$2,885-$5,500+	$962-$1,833	3.7★ (1,735)	Irvine Co. Huge complex. Very mixed.
The Carlyle	2909 Nieman Blvd	3BR/2BA	$4,067	$1,356	3.2★ Yelp	Our #2 pick. In-unit W/D. Quiet.
Waterford Place	1700 N 1st St	3BR/2BA	$4,309	$1,436	3.8★	Safety concerns. Our #3.
Toscana TH	1651 Shore Pl #3, SC	3BR	$4,400	$1,467	—	Private/secure. Near greenbelt.
Palma Sorrento	250 Palm Valley Blvd, SJ	3BR/2BA	$4,307-$4,357	$1,436-$1,452	3.5★ (87 Birdeye)	Essex/Palm Valley.
Marina Playa	3500 Granada Ave, SC	3BR/2BA	$4,498	$1,499	Mixed	Lakeside. 1,270 sqft.
Buckingham Place	30 Buckingham Dr, SC	3BR/3BA	$4,950+	$1,650	4.5★ Apt.com	New. 1,508 sqft. Best-rated 3BR.
1020 Ticonderoga	Sunnyvale 94087	3BR/2BA	$4,950	$1,650	—	TH. Was $6,150! Furnished, AC.
922 Magnolia Ter	Sunnyvale 94086	3BR/3.5BA	$5,440	$1,813	—	Was $7,180! In-unit W/D, furnished.
Avana Sunnyvale	355 N Wolfe Rd	3BR/2BA	$5,571	$1,857	3.2★ Apt.com	Near Apple campus. 1,355 sqft.

3BR Houses for Rent

Address	Config	Price	$/Person	Notes
2276 Capistrano Dr, SC	3BR	$3,100	$1,033	May be gone. Check availability.
1186 Fairwood Ave, Sunnyvale	3BR	$4,300	$1,433	Lakewood Village area.
618 Lakewood Dr, Sunnyvale	3BR/2BA	$4,500	$1,500	Garage, carpet.
1038 Colton Ave, Sunnyvale	3BR/1BA	$4,625	$1,542	In-unit W/D, garage.
1680 Chestnut St, SC	3BR	$4,800	$1,600	Avail Aug 15.
352 Beemer Ave, Sunnyvale	3BR/2.5BA	$4,950	$1,650	Heritage District. Fireplace.

Properties to Avoid DO NOT RENT

Property	Location	Price	Rating	Why to Avoid
The Verdant	3700 Casa Verde St, SJ 95134	$4,199+	Yelp very negative	BED BUGS + ROACH INFESTATION reported
Vista 99	99 Vista Montana, SJ 95134	$4,058+	2.9★ Yelp (167)	Terrible management per Reddit/Yelp
Domain	1 Vista Montana, SJ 95134	$4,109+	2.3★ Yelp (126)	Horrible maintenance
Riley Square	3707 Poinciana Dr, SC	$3,817	Yelp very negative	"Would not wish on worst enemy"
Crescent Village	310 Crescent Village Cir, SJ	$4,170+	2.5★ (20 AptRatings)	Security issues per Reddit
The Platform Urban	1501 Berryessa Rd, SJ	$5,066	Yelp very negative	"PREDATORY MANAGEMENT"
Birchwood	1230 Henderson Ave, Sunnyvale	$3,112	2.2★ Yelp (56)	Thin walls, noise, parking issues
Arbor Terrace	555 E El Camino Real, Sunnyvale	$3,763+	Yelp/AptRatings negative	Rodent + pest issues
Kensington Place	1220 N Fair Oaks Ave, Sunnyvale	$4,805	3.3★ Yelp (84)	Bed bugs, break-ins reported
Spruce	655 S Fair Oaks Ave, Sunnyvale	$4,873	2.6★ Yelp (147)	Prometheus. Bed bug history
Naya	1095 W El Camino Real, Sunnyvale	$4,983+	Yelp negative (38)	Scam reports
Encasa	550 E Weddell Dr, Sunnyvale	$5,305	Poor	Crime reports
Avalon Silicon Valley	1257 Lakeside Dr, Sunnyvale	$4,480+	2.2★ Apt.com	Car break-ins
Sofi Sunnyvale	963 E El Camino Real	$4,538+	Reddit negative	"Worst rental experience." Small, noisy.
Villa Torino	29 W Julian St, SJ	$2,721+	1.8★ Apt.com	No real AC, mold, scam management

If safety is #1 → The Carlyle

Evergreen is 9x safer on violent crime. You'll sleep better, park without anxiety, and walk around without looking over your shoulder.

If commute & price are #1 → eaves San Jose

$25-160/month cheaper, 10-20 min shorter commute, better transit. But you accept real safety trade-offs and a deposit you won't see for 4 years.

The eaves Trap

That $1,456/person special looks great for year 1. But residents report hefty year-2 rent increases, AND your deposit gets refunded over 4 years. If you leave after year 1, you're out thousands.

Action Items

#	Action	Property
1	Tour renovated unit (not model) — insist	eaves SJ
2	Visit at night — check parking lot, walk area	Both
3	Ask about year-2 renewal rate in writing	eaves SJ
4	Ask about deposit refund timeline	eaves SJ
5	Confirm parking costs	Both
6	Ask about Connect+ mandatory fees	eaves SJ
7	Check if elevator exists	Carlyle
8	Get move-out fee schedule in writing	Both
9	Talk to current residents in parking lot	Both
10	Apply to eaves by 6/30 if you want the free month	eaves SJ

Research compiled June 29, 2026. Data sourced from AvalonBay, Essex Property Trust, Yelp, Google, ApartmentRatings, Reddit, CrimeGrade, BestPlaces, AreaVibes, Rentable, Zillow, Redfin, and Zumper.