| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 71st | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13340 Community Rd, Poway, CA, 92064, US |
| Region / Metro | Poway |
| Year of Construction | 1986 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13340 Community Rd Poway Multifamily Investment
Positioned in an inner-suburb pocket of San Diego County with high-income households and elevated home values that support durable renter demand, according to WDSuite’s CRE market data.
Poway’s inner-suburban setting blends everyday convenience with family-oriented fundamentals that matter to multifamily investors. Neighborhood amenities test well versus national benchmarks, with strong access to grocery, parks, and pharmacies (nationally high percentiles), and an average school rating around 4 out of 5 — factors that can aid leasing velocity and retention among households seeking stability.
Renter-occupied housing represents a moderate share of units in the neighborhood (around three in ten), indicating a meaningful tenant base without being saturated. For investors, that balance typically supports demand depth for quality product while limiting overdependence on transitory renters.
Within a 3-mile radius, demographic data show a recently flat-to-softening population but rising incomes and a shift toward smaller household sizes by the next five years. Forecasts indicate household counts increasing even as household size trends down, which can translate to more households competing for available rentals and support occupancy stability.
The local ownership market is high-cost (home values test in very high national percentiles), which tends to sustain renter reliance on multifamily housing and can reinforce pricing power for well-maintained assets. Median contract rents benchmark high versus national peers, but rent-to-income ratios remain manageable locally, suggesting affordability pressure is moderate and supportive of lease retention.
The property’s 1984 vintage is slightly older than the neighborhood average stock. Investors should anticipate routine capital planning and consider targeted value-add elements (exterior refresh, interiors, efficiency upgrades) to stay competitive against newer product while capturing rent premiums justified by quality and convenience.
Safety indicators for the neighborhood sit below the national median, with overall crime levels closer to the lower national percentiles for safety. Even so, recent-year trends show meaningful declines in both violent and property offenses, indicating improving conditions that investors can monitor over time rather than relying on block-level assumptions.
Compared with neighborhoods nationwide, the area aligns more with mid-tier urban-suburban dynamics: not among the safest nationally, but showing year-over-year improvement. Within the San Diego-Chula Vista-Carlsbad metro (621 neighborhoods), context varies by sub-area, so underwriting should incorporate property-level controls (lighting, access management) and resident engagement to support retention.
Proximity to diversified employers underpins renter demand in this corridor, offering commute convenience to food distribution, wireless technology, defense, biotech, and utilities hubs noted below.
- Sysco — foodservice distribution (1.65 miles)
- Qualcomm — wireless technology — HQ (9.94 miles)
- L-3 Telemetry & RF Products — defense & aerospace (10.86 miles)
- Celgene Corporation — biotech (11.20 miles)
- Sempra Energy — utilities — HQ (17.98 miles)
This 30-unit, 1984-vintage asset in Poway benefits from a high-income rental catchment, nationally strong school ratings, and solid access to daily amenities. Elevated regional home values reinforce renter reliance on multifamily, while neighborhood rent-to-income levels remain manageable — a combination that supports occupancy stability and measured pricing power for well-maintained product. According to CRE market data from WDSuite, the neighborhood’s rent benchmarks are high versus national peers, which favors quality assets that can justify premiums.
Within a 3-mile radius, household counts are projected to rise as household sizes trend smaller, expanding the tenant pool even if population growth remains muted. Given its slightly older vintage relative to nearby stock, the property offers potential for targeted value-add to enhance competitiveness against newer deliveries, balanced by prudent underwriting around operations and safety trends that have been improving year over year.
- High-income renter base and strong school context support retention
- Elevated home values sustain multifamily demand and pricing power
- 1984 vintage presents value-add potential through selective upgrades
- Household growth within 3 miles expands the tenant pool despite flat population
- Risk: Safety sits below national median; trends improving but warrants on-site controls