| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 32nd | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1101 Alturas Rd, Fallbrook, CA, 92028, US |
| Region / Metro | Fallbrook |
| Year of Construction | 1980 |
| Units | 101 |
| Transaction Date | 1998-07-15 |
| Transaction Price | $4,550,000 |
| Buyer | PINE VIEW PRESERVATION LP |
| Seller | COMMUNITY HOUSING SOLUTIONS |
1101 Alturas Rd Fallbrook Multifamily Investment Opportunity
Neighborhood occupancy has been resilient in the low-to-mid 90% range with renter-occupied housing just over half of units, according to WDSuite’s CRE market data, supporting steady tenant demand for a 100+ unit asset in North San Diego County.
Situated in an Inner Suburb pocket of the San Diego–Chula Vista–Carlsbad metro, the neighborhood carries a C+ rating and ranks 381 out of 621 metro neighborhoods. For investors, this places it below the metro median but still within reach of stable operations given its established housing stock and consistent renter base.
Daily-needs access is a relative strength: neighborhood counts for grocery and pharmacy options are in the higher national percentiles, while restaurants are also well represented. By contrast, café density and parks are limited locally. These dynamics favor practical livability and errand convenience over lifestyle amenities, which can still support leasing for workforce households.
Multifamily fundamentals are serviceable. Neighborhood occupancy trends sit above the national median, and the renter-occupied share is just over half of housing units, indicating meaningful depth in the tenant base rather than reliance on a small cohort. Median contract rents in the area have risen over the past five years, underscoring sustained demand, based on CRE market data from WDSuite.
Within a 3-mile radius, population has grown modestly in recent years with household sizes edging higher, pointing to a larger renter pool over time. Median home values are elevated for the region, a high-cost ownership backdrop that tends to reinforce reliance on rental housing and can aid lease retention. Rent-to-income metrics reflect moderate affordability pressure, suggesting attention to renewal management and pricing discipline.
Safety indicators for the neighborhood are weaker than metro and national medians. The neighborhood’s crime rank is toward the lower end of the San Diego–Chula Vista–Carlsbad metro spectrum (519 out of 621), and national comparisons place the area in lower safety percentiles. For investors, this warrants conservative underwriting for security measures and potential operational spend, along with positioning that aligns with workforce housing demand.
Trend monitoring is prudent. Keeping an eye on year-over-year changes and engaging with local property management practices (lighting, access control, visibility) can help support retention and stabilize operations without overreliance on aggressive rent growth assumptions.
The broader North County and coastal corridors host a diversified base of corporate offices that underpin renter demand through commute access. Nearby employment nodes include biopharma and diversified corporate offices reflected below.
- Gilead Sciences — corporate offices (11.6 miles)
- NRG Energy — corporate offices (17.3 miles)
- Sysco — corporate offices (32.3 miles)
- General Mills — corporate offices (32.8 miles)
- Qualcomm — corporate offices (33.0 miles) — HQ
1101 Alturas Rd offers scale at 101 units in a neighborhood with above-median national occupancy and a renter-occupied share just over half, supporting depth in the tenant base. Elevated home values in the surrounding area point to a high-cost ownership market that tends to sustain rental demand and can aid lease retention. The property’s 1980 vintage suggests scope for targeted value-add—systems modernization and common-area refresh—to enhance competitive positioning against newer stock while maintaining workforce appeal, according to CRE market data from WDSuite.
Local amenity access skews toward daily-needs (grocery, pharmacy) and restaurants rather than parks or cafés, aligning with pragmatic livability. Underwriting should remain balanced given weaker safety metrics at the neighborhood level; modest security investments and careful renewal strategies can help preserve occupancy stability and cash flow.
- 101-unit scale in a renter-heavy neighborhood supports tenant base depth and leasing stability.
- Elevated ownership costs locally tend to sustain rental demand and retention potential.
- 1980 vintage offers value-add and capex planning opportunities to improve competitiveness.
- Daily-needs amenities (grocery, pharmacy, restaurants) bolster practical livability for workforce renters.
- Risk: below-median safety metrics and limited parks/cafés warrant conservative underwriting and security focus.