| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 71st | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13422 Community Rd, Poway, CA, 92064, US |
| Region / Metro | Poway |
| Year of Construction | 2007 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13422 Community Rd Poway CA Multifamily Investment
Inner-suburb location with high-income households and strong schools supports steady renter demand, according to WDSuite’s CRE market data. Elevated ownership costs in the neighborhood reinforce reliance on multifamily rentals, aiding lease retention.
Rated A and ranked 84 out of 621 San Diego metro neighborhoods, the area sits in the top quartile locally, offering a balanced mix of livability and investment appeal. Parks, grocery access, and childcare coverage score well on a national basis, while restaurant options are competitive for an inner suburb. School quality averages around 4 out of 5 (top-quartile nationally), which can help with lease stability for family-oriented renters.
Neighborhood rent levels are high relative to the nation, and home values are elevated, which tends to sustain multifamily demand and pricing power. The share of housing units that are renter-occupied in the neighborhood sits near one-third, indicating a meaningful—though not dominant—renter base that supports ongoing absorption without overreliance on transient leasing.
Within a 3-mile radius, recent population trends have been flat to slightly negative, but household counts are projected to rise as average household size declines. That dynamic typically creates a larger pool of leasing households and supports occupancy stability even when total population growth is modest. High median household incomes in the 3-mile area further support rent collections and renewal conversion.
The property’s 2007 vintage is newer than the neighborhood’s average construction year (1988), positioning it competitively versus older stock. Investors can underwrite modern finishes and systems while remaining mindful of mid-life capital planning and potential value-add upgrades. These fundamentals, based on commercial real estate analysis from WDSuite, point to durable renter demand in a supply-constrained, ownership-expensive submarket.
Safety indicators are mixed. Compared with neighborhoods nationwide, the area sits below the national median for safety; however, year-over-year trends show meaningful improvement, with both violent and property incidents declining. Within the San Diego metro, the neighborhood performs competitively (ranked 142 out of 621, which is top quartile among metro neighborhoods), suggesting relatively favorable positioning locally even if national comparisons are less strong.
Investors should note the improving trajectory—violent offenses decreased sharply over the past year and property incidents also moved lower—while continuing to budget for standard security, lighting, and access-control measures typical for inner-suburban assets.
Nearby employers provide a diversified white-collar and industrial employment base that supports renter demand and commute convenience for residents. The list below focuses on major corporate offices and headquarters within a practical commuting radius: Sysco, Qualcomm, L-3 Telemetry & RF Products, Celgene Corporation, and Sempra Energy.
- Sysco — food distribution (1.7 miles)
- Qualcomm — wireless & semiconductors (9.9 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace offices (10.9 miles)
- Celgene Corporation — biopharma offices (11.3 miles)
- Sempra Energy — utilities & energy infrastructure (18.1 miles) — HQ
This 56-unit, 2007-vintage asset in Poway benefits from a high-income renter catchment, strong schools, and an ownership-expensive environment that supports sustained multifamily demand. Relative to older neighborhood stock, the vintage offers competitive positioning and potential to capture premiums with targeted upgrades as systems reach mid-life. According to CRE market data from WDSuite, the neighborhood sits in the top quartile within the San Diego metro, with amenities and schools that can underpin occupancy stability.
Within a 3-mile radius, household counts are projected to rise even as household size trends lower, expanding the pool of renting households. Elevated home values and high local incomes support pricing power and collections, while improving safety trends and proximity to major employers add to leasing durability. Key underwriting considerations include standard capital planning for a 2007 build, monitoring rent-to-income thresholds, and continued attention to security best practices.
- Newer-than-average 2007 vintage offers competitive position versus older stock with targeted value-add potential
- High-income, top-quartile San Diego neighborhood supports rent collections and renewal rates
- Household growth within 3 miles (driven by smaller household sizes) expands the renter pool and supports occupancy
- Proximity to major employers (Sysco, Qualcomm, L-3, Celgene, Sempra) reinforces leasing demand
- Risks: population softness relative to nation, below-median national safety metrics, and affordability management at higher rent levels