| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 64th | Good |
| Amenities | 35th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3511 Valley Rd, Bonita, CA, 91902, US |
| Region / Metro | Bonita |
| Year of Construction | 1988 |
| Units | 108 |
| Transaction Date | 2001-01-18 |
| Transaction Price | $19,500,000 |
| Buyer | G W WILLIAMS CO |
| Seller | WDOP SUB I LP |
3511 Valley Rd Bonita Multifamily Investment
Neighborhood occupancy has held firm and rent levels skew toward the high end for the metro, according to WDSuite’s CRE market data, pointing to durable renter demand in this suburban pocket of San Diego County.
Located in Bonita within the San Diego–Chula Vista–Carlsbad metro, the neighborhood carries a B rating and ranks 289 out of 621 metro neighborhoods—above the metro median—signaling broadly competitive fundamentals for stabilized multifamily. Neighborhood occupancy is reported at 95.5% (top quartile nationally), reinforcing a backdrop conducive to lease retention and steady cash flow.
The area’s housing stock trends older (average 1977), while this asset’s 1988 vintage positions it newer than much of the immediate competition. That relative youth can support competitiveness versus older properties, though investors should still plan for selective modernization as systems age.
Local amenity density is mixed. Parks score in the 81st percentile nationally, while counts of groceries, pharmacies, and cafes per square mile are thin. For residents, this typically means stronger reliance on nearby commercial nodes and commuting corridors for daily needs; for owners, it can place a premium on on-site amenities and management-driven resident services to support retention.
Pricing dynamics favor multifamily demand. Neighborhood median contract rents sit in the 93rd percentile nationally, and home values are in the 97th percentile—a high-cost ownership market that tends to sustain reliance on rental housing. Rent-to-income metrics track closer to national norms than pricing might suggest, indicating some cushion for lease management rather than severe affordability pressure.
Demographic statistics aggregated within a 3-mile radius show household counts have inched higher even as total population edged down, with forecasts calling for population growth, more households, and smaller average household sizes by 2028. This points to a gradually expanding renter pool and supports occupancy stability for well-operated assets.
Safety indicators are mixed. The neighborhood s overall crime rank is 349 out of 621 metro neighborhoods—below the metro median—and national comparisons place violent and property offenses in lower percentiles, indicating more incidents than many U.S. neighborhoods. Recent trend data shows a year-over-year decline in estimated violent offenses, suggesting incremental improvement rather than a structural shift.
For investors, this profile argues for maintaining visible security measures and resident engagement while leaning on professional management practices that support retention and protect NOI. Compare property performance against submarket peers to calibrate expectations.
Nearby employment draws span energy, defense/aerospace, biotech, and wireless technology, supporting a diverse renter base and commute-friendly housing demand for Bonita and adjacent submarkets.
- Sempra Energy — energy & utilities corporate offices (6.9 miles)
- Sempra Energy — energy & utilities corporate offices (7.5 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace electronics (11.9 miles)
- Celgene Corporation — biotech/pharma offices (17.8 miles)
- Qualcomm — wireless & semiconductors (18.1 miles) — HQ
3511 Valley Rd benefits from a neighborhood profile that is above the metro median and supported by top-quartile occupancy, with high ownership costs in the surrounding area reinforcing renter reliance on professionally managed apartments. The property s 1988 vintage is newer than the neighborhood average stock, offering competitive positioning versus older assets while still presenting selective value-add opportunities through modernization.
Within a 3-mile radius, household counts are trending up and forecasts point to additional population growth and smaller household sizes by 2028—conditions that typically expand the renter base and support leasing stability. Based on commercial real estate analysis from WDSuite, rent levels and incomes in the neighborhood suggest room for disciplined revenue management rather than outsized affordability pressure, provided operations remain focused on resident experience and retention.
- Above-median neighborhood rank with top-quartile occupancy supports stable performance
- 1988 vintage newer than local average, enabling competitive positioning with value-add upside
- High-cost ownership market sustains renter demand and lease retention potential
- 3-mile forecasts indicate population and household growth, expanding the tenant base
- Risks: thinner nearby retail amenities and below-metro-average safety require active management