| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 71st | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13312 Community Rd, Poway, CA, 92064, US |
| Region / Metro | Poway |
| Year of Construction | 1973 |
| Units | 44 |
| Transaction Date | 2003-01-02 |
| Transaction Price | $90,000 |
| Buyer | TOBE PROPERTIES LLC |
| Seller | NEWGEN PROPERTIES LLC |
13312 Community Rd Poway Value‑Add Multifamily
Situated in an affluent, owner‑leaning Poway neighborhood, this asset benefits from steady renter demand supported by high incomes and elevated ownership costs, according to WDSuite’s CRE market data. Neighborhood indicators point to durable leasing fundamentals rather than outsized volatility.
Poway’s immediate neighborhood is competitive among San Diego‑Chula Vista‑Carlsbad metro areas (ranked 84 out of 621 neighborhoods; neighborhood rating: A), signaling balanced livability and investment appeal for workforce and professional tenants. The property’s 1973 vintage is older than the area’s average construction year, suggesting practical value‑add and capital planning opportunities to modernize systems and finishes for improved positioning versus newer stock.
Daily needs are well covered: grocery access and parks rank high among metro peers, and restaurants are plentiful, while cafes are limited. Childcare availability is notably strong. Average school ratings are solid (around 4 out of 5 and in the top quartile nationally), which can support family‑oriented renter retention. These are neighborhood‑level metrics, not property‑specific.
Renter concentration in the neighborhood is around one‑third of housing units, indicating an owner‑heavy area but with a meaningful tenant base for a 44‑unit community. Neighborhood occupancy trends are near long‑run norms with modest softening in recent years; investors should underwrite to stable operations rather than rapid lease‑ups. High home values in this submarket translate into a high‑cost ownership landscape, which typically sustains multifamily demand and supports lease retention and pricing power when renovations elevate unit quality.
Within a 3‑mile radius, demographics show high household incomes and a forecast increase in household counts alongside smaller average household sizes. Even with largely flat population expectations, a rising household count points to a broader renter pool over time, helping support occupancy stability and absorption for well‑positioned units.
Safety conditions track below the national median based on neighborhood‑level indicators, and investors should plan for standard security measures and lighting upgrades as part of any renovation scope. That said, recent year‑over‑year trends show meaningful declines in both violent and property offenses, with improvements outperforming many neighborhoods nationwide, suggesting momentum in the right direction.
Relative to the San Diego metro, the neighborhood’s overall crime rank sits in the lower half of the 621‑neighborhood cohort, reinforcing the importance of proactive property management and site design to support resident comfort and lease retention.
The employment base combines logistics, utilities, defense/aerospace, semiconductors, and biopharma, supporting a diverse renter pool and commute‑convenient housing demand for the submarket. Featured employers include Sysco, Qualcomm, L‑3 Telemetry & RF Products, Celgene, and Sempra Energy.
- Sysco — foodservice distribution (1.6 miles)
- Qualcomm — semiconductors & R&D (9.9 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (10.8 miles)
- Celgene Corporation — biopharma (11.2 miles)
- Sempra Energy — utilities (17.9 miles) — HQ
The 44‑unit, 1973‑vintage asset offers clear value‑add potential in a competitive Poway neighborhood where high incomes and a high‑cost ownership market underpin consistent multifamily demand. Based on commercial real estate analysis from WDSuite, neighborhood occupancy is steady and renter concentration is meaningful—though owner‑leaning—suggesting reliable leasing when renovated product competes well on finishes and function.
Within a 3‑mile radius, household counts are projected to rise even as population remains roughly flat, reflecting smaller household sizes and a broader tenant base over time. Strong school quality, convenient daily‑needs amenities, and proximity to major employers further support retention, while investors should budget for modernization and pragmatic security enhancements typical for 1970s construction and a submarket with below‑median national safety readings.
- 1973 vintage creates actionable renovation and value‑add upside versus newer neighborhood stock
- Competitive neighborhood within the San Diego metro with strong schools and daily‑needs access supporting retention
- High‑cost ownership landscape reinforces multifamily demand and pricing power for upgraded units
- Diverse nearby employers (utilities, semiconductors, aerospace, logistics, biopharma) support a stable renter pool
- Risks: owner‑heavy area, below‑median national safety, and capex for 1970s systems require disciplined underwriting