| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 60th | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12455 Oak Knoll Rd, Poway, CA, 92064, US |
| Region / Metro | Poway |
| Year of Construction | 1977 |
| Units | 52 |
| Transaction Date | 2001-01-24 |
| Transaction Price | $4,020,000 |
| Buyer | FIRESIDE PROPERTIES INC |
| Seller | HOLLYDALE INVESTORS |
12455 Oak Knoll Rd, Poway CA Multifamily Opportunity
Neighborhood multifamily occupancy is high and stable, supporting consistent leasing conditions according to WDSuite s CRE market data, with renter demand reinforced by a high-cost ownership market in San Diego County.
Poway s inner-suburban setting combines livability with strong renter demand fundamentals. Amenity access lands in the above-average range nationally (70th percentile), with restaurants and groceries near the 88th percentile and cafes around the 90th percentile. Within the San Diego metro, the neighborhood s amenity ranking sits in the top quartile among 621 neighborhoods (rank 102 of 621). Limited pharmacy presence is a noted gap locally.
For investors, the most important signal is occupancy: neighborhood occupancy is in the top quartile of the metro (rank 150 of 621) and in the upper national percentiles, indicating resilient leasing and low turnover risk at the neighborhood level. Renter concentration also benchmarks in a higher national percentile, implying a deeper pool of renter-occupied units and supportive tenant demand for multifamily assets.
Education access trends are competitive among San Diego neighborhoods (school rating rank 165 of 621 and above the national median), a factor that can bolster retention for family-oriented units. The area s median home values sit in a high national percentile, which tends to sustain reliance on rental housing and can support pricing power with careful lease management.
Vintage is a differentiator: the average neighborhood construction year skews newer than this asset. With a 1977 build, investors should plan for targeted capital expenditures and modernization, creating potential value-add upside versus newer competitive stock while aligning finishes, systems, and amenities to current renter expectations. Demographic statistics aggregated within a 3-mile radius show households broadly steady to modestly higher over time even as population edges lower, pointing to smaller household sizes and an expanding renter base that supports occupancy stability.
Safety trends should be evaluated in a comparative context. Relative to neighborhoods nationwide, reported crime benchmarks sit below national percentiles for safety, indicating elevated incidence compared with national averages. Within the San Diego metro, the neighborhood s crime rank is mid-pack (rank 298 of 621), suggesting it is neither among the lowest- nor highest-incident areas locally.
Recent year-over-year data show declines in both violent and property offense rates, an improving directional trend. Investors typically pair these trends with on-site measures (lighting, access control) and tenant screening to support retention and asset performance.
The employment base blends distribution, technology, life sciences, and utilities, supporting a diversified renter pool and commute convenience for workforce and professional tenants. Employers highlighted below reflect nearby anchors that can influence leasing stability for multifamily assets in this submarket.
- Sysco foodservice distribution (1.0 miles)
- Qualcomm wireless technology (8.6 miles) HQ
- L-3 Telemetry & RF Products defense & aerospace (9.8 miles)
- Celgene Corporation biopharma (9.9 miles)
- Sempra Energy utilities (17.0 miles) HQ
This 52-unit, 1977-vintage asset in Poway benefits from neighborhood occupancy that sits in the metro s upper tier and strong national percentiles, supporting consistent rent rolls and leasing velocity. Elevated home values at the neighborhood level reinforce renter reliance on multifamily housing, which can underpin pricing power with prudent lease management. Based on CRE market data from WDSuite, nearby amenities and competitive school ratings add to retention fundamentals while indicating a stable demand profile.
The building s older vintage versus the area s newer average stock points to clear value-add angles interior updates, systems modernization, and curb-appeal improvements to sharpen competitive positioning. Demographic statistics within a 3-mile radius indicate households trending upward even as population softens, implying smaller household sizes and a broader tenant base that can support occupancy stability over time. Key risks include an older physical plant and safety benchmarks that trail national percentiles, which call for targeted capital planning and on-site management.
- Neighborhood occupancy in upper metro and national tiers supports leasing stability
- 1977 vintage offers value-add potential via renovations and systems upgrades
- High-cost ownership market reinforces rental demand and potential pricing power
- Amenity access and competitive schools bolster family retention and long-term demand
- Risks: aging asset and below-national safety percentiles require active management