| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 66th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13150 Pomerado Rd, Poway, CA, 92064, US |
| Region / Metro | Poway |
| Year of Construction | 2000 |
| Units | 102 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13150 Pomerado Rd Poway Newer Multifamily in High-Cost Market
Neighborhood occupancy is 96.6% and renter-occupied housing is a minority share, signaling stable demand supported by elevated ownership costs in Poway, according to WDSuite’s CRE market data.
Poway’s suburban setting delivers steady renter demand and above-median occupancy at the neighborhood level, while home values rank in the upper tier nationally. For investors, a high-cost ownership market and a rent-to-income profile that remains manageable suggest potential for pricing power alongside careful lease management.
Schools in the neighborhood average about 4.0 out of five and sit in the top quartile nationally, which is a supportive family-friendly signal for retention. Amenities are competitive among San Diego–Chula Vista–Carlsbad neighborhoods (cafes, restaurants, and daily-needs retail present), though park access is limited locally, which may modestly influence lifestyle appeal versus more park-rich pockets.
The asset’s 2000 construction is materially newer than the neighborhood’s older housing stock (average vintage 1968). That positioning can lessen near-term capital expenditure intensity and keep the property competitive versus legacy assets, while still warranting targeted system upgrades or modernization to meet current renter expectations.
Within a 3-mile radius, demographics point to a high-income base and a gradual shift toward smaller households over time. Recent data show a slight population contraction alongside a steady to rising household count, which effectively expands the renter pool relative to population and supports occupancy stability. Forecasts indicate further income growth and ongoing rent gains, reinforcing demand for quality multifamily in a predominantly owner-occupied area.
Safety indicators are mixed. Compared with neighborhoods nationwide, this area sits below the national average for safety, reflecting higher reported offense rates. Within the San Diego–Chula Vista–Carlsbad metro, the neighborhood is roughly mid-pack among 621 neighborhoods, so investors should underwrite with prudent security and operational assumptions.
Trend-wise, violent offense estimates have improved year over year, which is a constructive directional signal, while property offenses remain an area to monitor. Framing this comparatively, the neighborhood’s recent improvement places it above many peers on trend, though current levels still trail higher-performing communities. Operators may mitigate risk with lighting, access controls, and resident engagement practices while tracking local trend data.
Nearby employers span food distribution, semiconductors, biotech, defense, and utilities—providing a diversified white- and blue-collar employment base that supports renter demand and commute convenience for the neighborhood. The employers below reflect the immediate drivers likely to influence leasing stability.
- Sysco — foodservice distribution (1.35 miles)
- Qualcomm — semiconductors & wireless (8.64 miles) — HQ
- Celgene Corporation — biotech/pharma (9.91 miles)
- L-3 Telemetry & RF Products — defense & aerospace (9.97 miles)
- Sempra Energy — utilities (17.20 miles) — HQ
13150 Pomerado Rd combines a 2000 vintage with a predominantly owner-occupied neighborhood, where elevated home values help sustain multifamily demand and support retention. Neighborhood occupancy runs strong, and the area’s high-income profile, coupled with manageable rent-to-income levels, provides room for disciplined revenue management without overextending affordability. Based on CRE market data from WDSuite, the neighborhood’s fundamentals compare favorably to national trends on schools and income, while the asset’s newer construction should remain competitive versus older stock.
Demographic signals within a 3-mile radius show a steady to rising household base even as population dips slightly, indicating smaller households and a broader renter pool over time. Key risks include limited park access and safety metrics that trail national leaders; both warrant conservative underwriting and operating plans. Overall, the property reads as a durable, income-oriented hold with selective value-add upside through modernization.
- High-cost ownership market supports renter reliance and pricing power
- 2000 vintage offers competitive positioning with targeted modernization potential
- Strong neighborhood occupancy and high-income base support leasing stability
- Diversified nearby employers underpin demand across multiple industries
- Risks: safety metrics below national leaders and limited park access warrant conservative assumptions