| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 89th | Best |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13710 Portofino Dr, Del Mar, CA, 92014, US |
| Region / Metro | Del Mar |
| Year of Construction | 1977 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13710 Portofino Dr, Del Mar CA — Multifamily Investor Snapshot
Premium-rent coastal neighborhood with high-income households supports steady renter demand and above-average occupancy, according to WDSuite’s CRE market data. Elevated home values in Del Mar reinforce reliance on quality rental options for residents seeking proximity to jobs and schools.
The property sits in an A- rated, suburban neighborhood that ranks 99 out of 621 across the San Diego metro—competitive among San Diego-Chula Vista-Carlsbad neighborhoods. Neighborhood occupancy trends are healthy and edging higher, supporting stable leasing conditions for well-positioned assets.
Local livability is a draw for renters: the neighborhood’s average school rating is 5.0 out of 5, placing it in the top tier metro-wide and top percentile nationally. Grocery and pharmacy access track above national medians (around the 69th–75th percentiles), while restaurants are comparatively plentiful (upper 70s percentile). Cafe density is limited, so on-site amenities or walkable alternatives can differentiate product.
Tenure dynamics point to a thinner but durable renter base: renter-occupied share in the immediate neighborhood is below half, indicating a market where single-family ownership is prevalent. At the 3-mile radius, renter-occupied share is roughly one-third today and is projected to increase modestly by 2028, signaling gradual renter pool expansion that can support occupancy stability.
Income and housing context favor multifamily: neighborhood household incomes sit near the 99th national percentile, while home values are among the highest nationally. In practice, this high-cost ownership market tends to sustain demand for quality rentals and supports retention for professionally managed communities. Rent burdens trend moderate for the area (rent-to-income around the middle national percentiles), which can aid lease management and reduce turnover risk. Based on commercial real estate analysis from WDSuite, neighborhood contract rents sit near the top of national benchmarks, reinforcing the need for strong operations and product quality.
Safety indicators are mixed and should be monitored. Compared with U.S. neighborhoods, the area sits below the national safety median (around the low 30s percentiles), placing it closer to the middle of the pack within the San Diego metro (ranked 303 out of 621 metro neighborhoods). Investors should underwrite standard security and lighting practices consistent with coastal suburban assets.
Property-related offenses track weaker versus national comparisons (low-teens percentile), but recent year-over-year trends show improvement with a meaningful decline. Violent offense metrics, while still comparatively low in absolute terms for the region, have moved in the wrong direction on a year-over-year basis (upper 20s percentile nationally). A prudent approach is to review recent trendlines and engage local management for incident-level context rather than relying on single-year snapshots.
Proximity to major corporate offices across technology, life sciences, aerospace, distribution, and energy underpins a deep white-collar employment base and supports commuter-friendly renter demand.
- Qualcomm — technology corporate offices (4.2 miles)
- Qualcomm — technology corporate offices (4.3 miles)
- Qualcomm — technology corporate offices (4.5 miles) — HQ
- Celgene Corporation — biopharma corporate offices (4.7 miles)
- L-3 Telemetry & RF Products — aerospace & defense corporate offices (10.8 miles)
- Sysco — food distribution corporate offices (11.3 miles)
- Sempra Energy — energy utilities corporate offices (16.4 miles) — HQ
This 44-unit asset benefits from a high-income coastal location where neighborhood occupancy trends remain above national medians and directionally stable. Elevated home values relative to incomes strengthen renter reliance on professionally managed apartments, while premium school quality and amenity access support retention for family-oriented households.
Within a 3-mile radius, WDSuite’s CRE market data indicates forecast growth in both households and population through 2028, expanding the local tenant base. Neighborhood rents benchmark in the top tiers nationally, so underwriting should emphasize product quality and operations; in return, rent-to-income positioning suggests manageable affordability pressure that can support steady collections.
- High-income coastal neighborhood with above-median occupancy supports leasing stability
- Top-tier schools and solid amenity access enhance retention for family renters
- Forecast growth in 3-mile households and population expands the renter pool
- Premium-rent submarket offers pricing power with moderate affordability pressure
- Risks: mixed safety trendlines and a lower neighborhood renter concentration may elongate lease-up if positioning is off