| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 64th | Good |
| Amenities | 35th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5151 Robinwood Rd, Bonita, CA, 91902, US |
| Region / Metro | Bonita |
| Year of Construction | 1987 |
| Units | 70 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5151 Robinwood Rd Bonita Multifamily Investment Opportunity
High neighborhood occupancy and a high-cost ownership market support durable renter demand in Bonita, according to WDSuite’s CRE market data.
Situated in a suburban pocket of San Diego County with a B neighborhood rating, the area around 5151 Robinwood Rd shows solid renter fundamentals for multifamily. Neighborhood occupancy is strong relative to national benchmarks, and elevated home values (top-tier nationally) indicate a high-cost ownership market that can sustain demand for rentals and support pricing power. Median household incomes trend above national norms, reinforcing the depth of qualified tenants and potential for stable collections.
From a livability standpoint, parks density ranks in the top quartile nationally, while restaurants are near the national middle; by contrast, cafes, groceries, and pharmacies are less dense locally. For residents, that mix suggests access to outdoor space with a more car-oriented retail pattern. Childcare availability scores above national averages, which can aid retention for family households even if immediate retail options are thinner.
Vintage context matters for competitiveness: the property’s 1987 construction is newer than the neighborhood’s average 1977 stock. This positioning can reduce near-term functional obsolescence versus older assets while still offering value-add opportunities through targeted system upgrades and modernization to meet current renter expectations.
Tenure patterns point to a primarily owner-occupied area, with renter-occupied housing around three in ten units at both the neighborhood level and within the 3-mile radius. For investors, a lower renter concentration can mean a shallower immediate renter pool but often steadier residency and less volatility, especially when combined with high incomes and strong occupancy. Within a 3-mile radius, demographic statistics show the overall population edging down in recent years while household counts have increased modestly; forecasts indicate further household growth through 2028 alongside smaller average household sizes. This shift can expand the renter pool over time and help support occupancy stability.
Safety indicators for the neighborhood are below the national median, according to WDSuite. While current levels trail many U.S. neighborhoods, recent year-over-year data show improvement in violent offense rates, suggesting some directional progress. Investors should underwrite with conservative assumptions and consider property-level security measures and resident engagement to support retention.
Proximity to major regional employers supports commuter convenience and renter retention, with nearby utilities, defense/aerospace, biotech, distribution, and telecommunications nodes forming a diversified employment base.
- Sempra Energy — utilities (8.3 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (11.5 miles)
- Celgene Corporation — biotech (17.6 miles)
- Sysco — food distribution (17.6 miles)
- Qualcomm — telecommunications (17.7 miles) — HQ
This 70-unit, 1987-vintage asset benefits from strong neighborhood occupancy, high local incomes, and an ownership market with elevated home values that reinforces reliance on multifamily housing. The vintage is competitive versus the neighborhood’s older housing stock, creating room for targeted renovations to lift rents and retention without the heavier capex profile typical of 1970s assets. According to CRE market data from WDSuite, neighborhood rent levels are high relative to national norms while rent-to-income remains manageable, supporting disciplined revenue growth strategies.
At the same time, the immediate area’s lower retail density and below-median safety profile call for pragmatic asset management: thoughtful amenity positioning, security enhancements, and marketing focused on commute access to regional employers can help sustain leasing velocity. Demographic statistics aggregated within a 3-mile radius indicate households are growing and average household size is trending smaller over time, which can expand the renter base and support occupancy stability.
- High-cost ownership market and above-average incomes support sustained rental demand
- 1987 vintage offers value-add and modernization upside versus older local stock
- Household growth within 3 miles and smaller household sizes support occupancy stability
- Diversified regional employers within commuting range aid leasing and retention
- Risks: below-median safety and thinner nearby retail require active management and conservative underwriting