| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 74th | Good |
| Amenities | 21st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12740 Gateway Park Rd, Poway, CA, 92064, US |
| Region / Metro | Poway |
| Year of Construction | 2004 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12740 Gateway Park Rd Poway Multifamily Investment
This 84-unit property built in 2004 sits in a neighborhood with strong occupancy trends and high-income demographics. According to CRE market data from WDSuite, the area demonstrates rental demand stability with 96.3% occupancy rates and median household incomes exceeding $140,000.
The Gateway Park area of Poway represents a suburban neighborhood with strong fundamentals for multifamily investors. Built in 2004, this property aligns with the neighborhood's average construction vintage of 1981, positioning it as relatively newer housing stock that may require less immediate capital expenditure compared to older assets. The neighborhood ranks in the top quartile nationally for demographics, with median household incomes of $140,300 and 33% of residents holding bachelor's degrees.
Occupancy metrics within a 3-mile radius show rental demand stability, with 96.3% neighborhood-level occupancy rates and only 25.6% of housing units occupied by renters. This lower rental share suggests limited competition while high home values—with a median of $1.08 million—reinforce rental demand by keeping ownership costs elevated. The rent-to-income ratio of 0.09 indicates strong affordability for the high-income tenant base, supporting lease retention and renewal rates.
The area benefits from highly-rated schools averaging 4.5 out of 5 stars, ranking in the 94th percentile nationally, which appeals to family-oriented renters. However, amenity density remains limited, with minimal walkable retail and dining options that could affect tenant appeal for some demographics. Forward-looking demographic projections within the 3-mile radius show household income growth continuing, with median incomes expected to reach $193,886 by 2028, supporting the area's rental pricing power.
Crime metrics for this Poway neighborhood show a mixed safety profile that investors should monitor. Property crime rates of 971.8 incidents per 100,000 residents place the area in the 23rd percentile nationally, indicating higher property crime compared to most U.S. neighborhoods. However, violent crime remains relatively contained at 120 incidents per 100,000 residents, ranking in the 28th percentile nationally.
Recent trends show property crime declining by 14.5% year-over-year, while violent crime increased by 19.4%. The neighborhood ranks 212th out of 621 San Diego metro neighborhoods for overall crime, placing it above the metro median. Investors should consider these safety dynamics when evaluating tenant retention and insurance costs, though the area's strong demographics and school ratings may offset some safety concerns for family-oriented renters.
The property benefits from proximity to major corporate employers that support workforce housing demand, including technology and healthcare companies within commuting distance.
- Sysco — food service distribution (4.3 miles)
- Qualcomm — telecommunications technology (10.3 miles)
- Qualcomm — telecommunications technology (10.7 miles) — HQ
- Celgene Corporation — biotechnology (12.0 miles)
- Sempra Energy — utilities (20.3 miles) — HQ
This 2004-built property offers investors access to Poway's high-income rental market with strong occupancy fundamentals. The neighborhood's 96.3% occupancy rate and median household incomes of $140,300 create a stable tenant base, while the low rent-to-income ratio of 0.09 indicates minimal affordability pressure. Demographics within a 3-mile radius show household income growth continuing through 2028, supporting long-term rental pricing power.
The property's 20-year vintage positions it well for value-add opportunities while avoiding the extensive capital needs of older assets. However, investors should consider the area's limited amenity density and mixed safety profile when evaluating tenant appeal and retention strategies. Commercial real estate analysis from WDSuite indicates the neighborhood ranks competitively among San Diego metro areas for housing fundamentals and demographic strength.
- Strong occupancy at 96.3% with high-income tenant base exceeding $140,000 median income
- 2004 construction year allows value-add potential without major structural concerns
- Proximity to major employers including Qualcomm headquarters supports workforce housing demand
- Risk consideration: Limited walkable amenities and mixed safety metrics may impact tenant retention