| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 61st | Fair |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13255 Olive Tree Ln, Poway, CA, 92064, US |
| Region / Metro | Poway |
| Year of Construction | 1978 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13255 Olive Tree Ln Poway 40-Unit Value-Add Opportunity
Neighborhood occupancy is exceptionally tight and renter demand is supported by high-cost ownership dynamics in Poway, according to WDSuite’s CRE market data, positioning stabilized cash flow with selective upside.
Poway’s suburban fundamentals favor stable multifamily demand. The neighborhood’s occupancy trend sits in the top tier among San Diego-Chula Vista-Carlsbad’s 621 neighborhoods, indicating limited vacancy risk at the neighborhood level rather than the specific property. Median contract rents benchmark high on a national basis, aligning with strong incomes and a deep employer base across North County and the I-15 corridor.
Tenure patterns suggest a balanced renter base: neighborhood housing units that are renter-occupied account for roughly two-fifths of stock, supporting steady leasing while limiting oversaturation risk. In the 3-mile radius, household counts were broadly steady over the last five years and are projected to expand over the next five, creating a larger tenant base even as average household size trends lower. This dynamic generally supports occupancy stability and reduces lease-up friction.
Local livability skews toward family-friendly suburban convenience rather than dense, walkable retail. Restaurant density ranks strong nationally, while cafes, groceries, and parks are thinner within immediate blocks; investors should underwrite resident reliance on short drives for daily needs. Compared to metro peers, overall neighborhood quality is competitive around the median, with NOI per unit performance above the national midpoint (72nd percentile), based on CRE market data from WDSuite.
Home values in the neighborhood rank in the upper national percentiles, signaling a high-cost ownership market that reinforces reliance on multifamily housing and supports lease retention. With a rent-to-income profile that trends favorable by national comparison, operators can focus on disciplined pricing and renewals while monitoring affordability pressure at the margin.
Safety indicators for the neighborhood are mixed and should be evaluated in context. Relative to the San Diego-Chula Vista-Carlsbad metro’s 621 neighborhoods, crime ranks on the less favorable side, and national comparisons place both violent and property offense rates below the median for safety. That said, recent year-over-year trends show material declines in both violent and property offenses, indicating improvement momentum rather than deterioration.
Investors should incorporate prudent security and operating practices consistent with suburban San Diego assets, recognizing that conditions vary block to block and evolve over time. Use current police reports and property-level history alongside WDSuite’s CRE market data when calibrating underwriting assumptions.
Nearby employers along the I-15 and SR-56 corridors underpin a stable, commuting tenant base, supporting retention and weekday demand. Key nodes include Sysco for distribution, Qualcomm for technology, L-3 Telemetry & RF Products for defense/aerospace, Celgene for life sciences, and Sempra Energy for corporate services.
- Sysco — distribution (2.1 miles)
- Qualcomm — technology (10.5 miles)
- Qualcomm — technology (10.8 miles) — HQ
- Qualcomm — technology (11.0 miles)
- L-3 Telemetry & RF Products — defense & aerospace (11.3 miles)
- Celgene Corporation — life sciences (12.0 miles)
- Sempra Energy — utilities & corporate services (18.3 miles) — HQ
13255 Olive Tree Ln offers a 40-unit footprint in a suburban Poway location where neighborhood occupancy ranks first among 621 metro neighborhoods, suggesting durable demand at the neighborhood level. Elevated home values and strong incomes in the 3-mile area reinforce reliance on rental housing and support renewal strategies, while rent-to-income benchmarks indicate manageable affordability pressure. Built in 1978, the asset is older than the neighborhood average vintage, pointing to targeted capex and value-add potential to enhance competitiveness against newer stock.
Household counts in the 3-mile radius are projected to rise even as average household size moderates, which typically expands the renter pool and supports steady leasing. According to CRE market data from WDSuite, neighborhood NOI performance sits above national medians, aligning with a strategy focused on operational consistency, selective renovations, and disciplined pricing. Key underwrites should balance demand strength with amenity limitations nearby and measured safety positioning that continues to show improvement.
- Tight neighborhood occupancy and high-cost ownership backdrop support stable cash flow
- 1978 vintage creates clear value-add and capex planning opportunities
- 3-mile household growth and shrinking household size expand the renter base
- Above-median neighborhood NOI per unit suggests room for operational optimization
- Risks: thinner walkable amenities and below-average safety metrics require prudent underwriting