# House Hacking in San José (95133): An operational BART terminus plus the county's largest entitled urban village · The Rent Hacker > San José 95133 for house hackers: Owns the county's only operational BART terminus and its single largest entitled urban village: engineered growth that is al Canonical: https://therenthacker.com/house-hacking/san-jose-berryessa-95133/ Source: The Rent Hacker (https://therenthacker.com/). License: RSL, attribution required — https://therenthacker.com/license.xml --- [South Bay guide](/house-hacking/south-bay/) · Tier S · Rank #2 of 60 # House hacking in San José (Berryessa / McKee / North Valley). Owns the county's only operational BART terminus and its single largest entitled urban village: engineered growth that is already delivering rather than speculative. **Status check:** Verified 2026-07-17: the city reached a tentative agreement to build thousands of homes at the Flea Market site, a commercial financing district was set up to fund ~$100M of infrastructure, and crews began preparing the site (700 homes, 280 of them affordable, in the first tranche). Progressing, if anything ahead of the doc; no change. ## What's actually happening in 95133 - Operational BART Phase I: the Berryessa/North San José terminus sits physically in-ZIP at 925 Berryessa Station Way, the county's first operational BART station, running since June 2020 with ~25,000 riders/day projected by 2030. [VTA BART Phase I, Berryessa](https://www.vta.org/projects/bart-sv/phase-i/berryessa) - Adopted Berryessa BART Urban Village: 270 acres, Council-approved 6/22/2021; capacity of 5,000–6,500 homes (25% affordable) plus 4.2M sf commercial and ~16,500 jobs, entirely within 95133. The single largest ZIP-specific density catalyst in the cached set; the city page was summarized via search, so the home count carries mild source-to-source variance (treat as order-of-magnitude). [City of San José](https://www.sanjoseca.gov/your-government/departments-offices/planning-building-code-enforcement/planning-division/citywide-planning/urban-villages/berryessa-bart) - Approved, phased San José Flea Market Southside Rezoning: ~3,400 units plus ~3M sf office/retail, the largest single parcel in the village; approved June 2021, phased. [City of San José](https://www.sanjoseca.gov/your-government/departments-offices/planning-building-code-enforcement/planning-division/major-development-projects/san-jos-flea-market-southside-rezoning-project) - Approved 1655 Berryessa Rd (13 acres): up to 850 homes plus ~455,000 sf commercial; Council-approved. City of San José - Entitled, pre-construction VTA Transit Center TOD (Affirmed Housing, 3.3 acres): Phase 1 is 100% affordable, SB-35 entitled 2023, pre-construction 2026, with 600+ homes at full build. BART Phase II later extends south from this terminus, adding one-seat Downtown/Diridon access by 2035–37. [VTA](https://www.vta.org/projects/berryessanorth-san-jose-transit-center-transit-oriented-development) ## The numbers Median price ~$1,198,000 (2026) Market rent 3bd ~$4,000/mo (metro by-bed read, confirm per parcel) Property tax (Santa Clara County) 1.50% median effective (per-ZIP read, 2026-07-10; verify the TRA per parcel) Per-bed rent band $1,150–1,500/mo per bed ADU rent band 1bd $2,200–2,600, 2bd detached $2,600–3,000/mo Whole-home rent band $3,900–4,200/mo whole-home (3bd) Underwriting vacancy 4% underwriting vacancy Appreciation scenarios 3.0 / 4.5 / 6.5 %/yr (conservative / base / upside) Mid-range entry for the in-scope set, with the same tight metro rent dynamics. Appreciation basis: Operational BART de-risks the floor; the 270-acre UV and Flea Market buildout carry the base; Phase II adds the Downtown one-seat. Rent bands are city-level medians; confirm the specific parcel before trusting any of them. [Run your own scenario in the calculator](/calculator/). ## Buildings we underwrote in 95133 No building in 95133 has reached a board yet. This list fills in the week one does. ## The house-hack angle Buy an SFH-plus-unit (SB-9 or ADU; SB-35 already entitled the VTA parcel) in the walkshed of an operational BART terminus with a 270-acre urban village maturing around it. Tenants: East Bay and SF BART commuters plus North SJ tech workers. Hillside overlay only touches the eastern foothill fringe. ## What breaks it - Berryessa UV buildout is phased over 10–20 years: near-term supply is incremental - The Flea Market redevelopment displaces a beloved institution; community and entitlement friction is possible - McKee-corridor parcels vary in desirability block to block This page is the standing analysis. The weekly part, actual San José-area listings that pass the math, lands on the South Bay board every Friday. [This week's South Bay board](/board/sf-south-bay/) [This week's South Bay board](/board/sf-south-bay/) · [Read past South Bay issues](/issues/sf-south-bay/) · [Every pick, on the record](/track-record/) · [How a deal becomes a pick](/methodology/) Data synthesized 2026-07-05, catalysts re-verified 2026-07-17. Mortgage-rate basis: 6.43% (Freddie Mac PMMS, week of 2026-07-02). Sources are the public planning documents and market listings named above, fetched on the synthesis date. Nothing here is investment advice; every deal needs a bindable insurance quote and parcel-level verification.