| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 60th | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13126 Carriage Rd, Poway, CA, 92064, US |
| Region / Metro | Poway |
| Year of Construction | 1974 |
| Units | 53 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13126 Carriage Rd Poway Multifamily Value-Add Opportunity
Neighborhood occupancy sits in the upper tier locally and remains strong by national standards, suggesting steady leasing fundamentals according to CRE market data from WDSuite. In a high-cost ownership market, renter demand is supported by elevated home values and a sizable renter-occupied housing base in the surrounding neighborhood.
Located in Poway an Inner Suburb of the San Diego-Chula Vista-Carlsbad metro the neighborhood posts an A- rating and is ranked 118 out of 621 metro neighborhoods, placing it competitive among San Diego neighborhoods. Occupancy performance is strong (88th national percentile), which supports stability for multifamily investors screening comparable assets.
Amenity access is a local strength, with cafes and grocery stores per square mile both in the upper national percentiles (around the 90th and high-80s, respectively). The overall amenity rank (102 of 621) places the area competitive within the metro, and average school ratings trend modestly above the national median (61st percentile), which can aid family retention and lease duration.
The property 01974 construction 0is older than the neighborhood dwide average vintage (1998), indicating potential capital planning needs and value-add or modernization upside to improve competitiveness versus newer stock. At the neighborhood level, the share of housing units that are renter-occupied ranks above the metro median (renter concentration rank 204 of 621), indicating depth in the tenant base to support leasing velocity.
Within a 3-mile radius, demographic statistics show recent population slippage alongside essentially flat household counts, with forecasts pointing to more households and smaller average household sizes. For investors, that mix generally expands the renter pool over time and can support occupancy stability and pricing power, especially where elevated home values (94th national percentile) reinforce reliance on multifamily housing. Neighborhood rents benchmark above national levels, while a rent-to-income profile around the lower third nationally suggests manageable affordability pressure that can support retention.
Safety metrics compare near the metro median (crime rank 298 of 621), while national positioning is weaker (property and violent offense percentiles near the bottom decile nationally). For investors, the key takeaway is that the neighborhood performs mid-pack within San Diego but less favorably in a national comparison.
Recent trends are moving in a constructive direction: both estimated property and violent offense rates declined year over year. While no block-level conclusions are appropriate, continued monitoring of neighborhood trends and property-level security measures can help support resident retention and leasing stability.
Proximity to diversified employers supports workforce housing demand and commute convenience, with nearby distribution, technology, life sciences, and energy firms anchoring the employment base highlighted below.
- Sysco distribution (1.2 miles)
- Qualcomm telecommunications & semiconductors (9.1 miles) HQ
- L-3 Telemetry & RF Products defense & aerospace (10.2 miles)
- Celgene Corporation life sciences (10.4 miles)
- Sempra Energy energy infrastructure (17.4 miles) HQ
This 53-unit asset, built in 1974, offers a practical value-add path in a neighborhood with durable occupancy. According to CRE market data from WDSuite, the surrounding neighborhood 27s occupancy ranks in the top quartile nationally and above the metro median, indicating resilient leasing conditions. Elevated ownership costs (high national percentile for home values) help sustain renter reliance on multifamily housing, while rent-to-income metrics in the lower national third point to manageable affordability pressure that can support retention with thoughtful lease management.
The vintage suggests targeted capital planning from interior upgrades to building systems and common-area refreshes to strengthen competitive positioning versus newer local stock. Within a 3-mile radius, households are projected to increase as average household size declines, expanding the renter pool and supporting occupancy stability. Nearby anchor employers in distribution, technology, life sciences, and energy further reinforce day-to-day demand fundamentals.
- Strong neighborhood occupancy (top-quartile nationally) supports stable leasing
- 1974 vintage offers value-add and modernization upside versus newer stock
- High-cost ownership market reinforces rental demand and pricing power
- 3-mile outlook shows more households and smaller sizes, expanding the renter pool
- Risks: older systems may require capex; safety metrics trail nationally despite recent improvement