| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 71st | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 31956 Del Cielo Este, Bonsall, CA, 92003, US |
| Region / Metro | Bonsall |
| Year of Construction | 1986 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | $1,380,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
31956 Del Cielo Este Bonsall Multifamily Investment
Suburban San Diego County location with an ownership-leaning housing stock supports renter demand and pricing discipline, according to WDSuite’s CRE market data. Neighborhood rents sit high for the region while rent-to-income metrics point to manageable affordability pressure for qualified tenants.
Bonsall is a suburban pocket within the San Diego–Chula Vista–Carlsbad metro, rated C and positioned 466 out of 621 metro neighborhoods. That places it below the metro median overall, but with specific demand drivers relevant to workforce and move-up renters.
Livability is defined more by residential character than density: neighborhood amenity counts (retail, cafes, groceries, parks) are sparse relative to the metro, indicating a car-oriented environment. Average school quality scores rank in the 70th percentile nationally, suggesting access to schools that outperform many U.S. neighborhoods. For investors, the quieter setting can appeal to tenants prioritizing space and stability over walkability.
On housing fundamentals, the neighborhood’s median home values sit in the 96th percentile nationally and the value-to-income ratio is also elevated (96th percentile). In practice, this high-cost ownership market tends to reinforce reliance on multifamily rentals and can support lease retention and pricing power. Neighborhood rent levels are similarly elevated (93rd percentile nationally), yet the rent-to-income ratio trends lower than many areas, which can help manage retention risk and renewal velocity.
Tenure and occupancy signal a viable renter base: the share of renter-occupied housing units is above many U.S. neighborhoods (66th national percentile), and the neighborhood’s occupancy rate sits near the national midpoint. Within a 3-mile radius, WDSuite’s demographics show the recent five-year period included modest population contraction but a small increase in household counts, indicating smaller household sizes and a gradual shift toward more households. Forward-looking data point to an increase in households over the next five years, which would expand the local tenant base and support occupancy stability.
Vintage context: the property’s 1986 construction is slightly older than the neighborhood’s average vintage (1988). Investors should underwrite for targeted capital improvements and potential value-add upgrades to remain competitive against newer stock while leveraging the area’s strong ownership costs and income profile.
Safety indicators in this neighborhood track weaker than many U.S. areas. Based on WDSuite’s data, overall crime ranks 543 out of 621 metro neighborhoods, and national percentiles place both violent and property offenses in lower safety tiers. Investors typically respond with routine security measures, lighting, and monitoring, and should evaluate recent trendlines and property-specific loss runs during diligence.
Framing it comparatively: these figures suggest below-metro-average safety today rather than block-level risks. Reviewing current year-to-date reports, lease files, and nearby comp performance can clarify whether conditions are improving and what operating practices best support resident retention.
The area draws from a diverse employment base spanning life sciences, energy, food distribution, and technology, which supports commuter convenience and renter demand from professionals. Key nearby employers include Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — biotechnology (7.8 miles)
- NRG Energy — energy services (13.2 miles)
- Sysco — food distribution (26.4 miles)
- Qualcomm — wireless technology (27.5 miles) — HQ
- Celgene Corporation — biopharma (28.4 miles)
This 42-unit asset at 31956 Del Cielo Este benefits from San Diego County’s high-cost ownership backdrop and an income profile that supports rent levels without excessive affordability pressure. According to CRE market data from WDSuite, neighborhood home values rank among the highest nationally while rent-to-income ratios trend comparatively moderate, a combination that can support lease retention and steady occupancy. The surrounding renter-occupied share is above many U.S. neighborhoods, and 3-mile projections indicate an increase in households over the next five years, expanding the tenant base.
Built in 1986, the property is slightly older than neighborhood averages, which creates a clear value-add path through targeted renovations, systems updates, and unit modernization to compete with newer inventory. Investors should also weigh a car-oriented location and comparatively weaker safety metrics against the area’s employment access and ownership cost dynamics when calibrating underwriting and operating plans.
- High-cost ownership market supports durable multifamily demand and renewal pricing power
- Income profile and moderate rent-to-income ratios help manage retention risk
- 1986 vintage offers value-add potential via targeted renovations and system upgrades
- Household growth within 3 miles is projected to expand the tenant base
- Risks: below-metro safety metrics and limited nearby amenities warrant conservative operations