| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 71st | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13524 Hilleary Pl, Poway, CA, 92064, US |
| Region / Metro | Poway |
| Year of Construction | 1986 |
| Units | 22 |
| Transaction Date | 2020-02-28 |
| Transaction Price | $6,376,500 |
| Buyer | PATHFINDER TRADEWINDS POWAY HOLDINGS LLC |
| Seller | HILLEARY PARK LTD |
13524 Hilleary Pl Poway Multifamily Investment
This 22-unit property in Poway's inner suburb offers access to high-income demographics and strong multifamily market research fundamentals. Neighborhood-level occupancy at 89.9% reflects stable tenant demand in San Diego's competitive rental market, according to WDSuite's CRE market data.
This Poway neighborhood ranks in the top quartile among 621 San Diego metro neighborhoods for overall investment fundamentals, with an A rating driven by strong demographics and amenity access. The area features 74th national percentile amenity density, including 3.33 grocery stores per square mile and robust childcare infrastructure supporting family-oriented renters.
Demographics within a 3-mile radius show household income stability with a median of $141,867, positioning above metro averages and supporting rental pricing power. The area maintains 27.4% renter-occupied housing units, creating a concentrated tenant base for multifamily properties. Five-year projections indicate household count growth of 33.1%, expanding the potential renter pool while median household income is forecast to increase 38.4% to $196,388.
Built in 1986, this property aligns with the neighborhood's average construction year of 1988, suggesting consistent building stock and potential value-add opportunities through strategic renovations. Home values averaging $876,402 with 56% growth over five years reinforce rental demand by limiting ownership accessibility for many households. Neighborhood-level occupancy of 89.9% reflects solid tenant retention, though recent softening warrants monitoring for lease management strategies.
The area benefits from excellent school ratings averaging 4.0 out of 5, ranking in the 84th national percentile, which supports family tenant attraction and retention. Rent-to-income ratios remain manageable, reducing affordability pressure that could impact lease renewals in higher-cost San Diego submarkets.
Safety metrics show mixed performance relative to San Diego metro neighborhoods, with property crime rates ranking 528th out of 621 neighborhoods, indicating elevated levels compared to regional averages. However, recent trends show improvement with property crime declining 18.2% year-over-year, positioning in the 61st national percentile for crime reduction.
Violent crime rates have shown more significant improvement, dropping 46.9% year-over-year and ranking in the 84th national percentile for violent crime reduction. While absolute violent crime levels remain above metro medians, the downward trajectory suggests improving neighborhood conditions that could support tenant retention and property values over time.
The property benefits from proximity to major corporate employers across San Diego's technology and energy sectors, providing diverse employment opportunities that support multifamily tenant demand and commute convenience.
- Sysco — food distribution services (1.8 miles)
- Qualcomm — technology & telecommunications (9.8 miles)
- Qualcomm — technology & telecommunications (10.1 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (11.0 miles)
- Celgene Corporation — biotechnology (11.3 miles)
This 22-unit Poway property offers exposure to San Diego's high-income demographics and stable rental fundamentals, with neighborhood-level occupancy at 89.9% supporting consistent cash flow potential. The 1986 construction year presents value-add opportunities through strategic renovations while maintaining alignment with area building stock. Demographic projections show household growth of 33.1% over five years with median income rising 38.4%, according to CRE market data from WDSuite, expanding the potential tenant base and supporting rental pricing power.
Elevated home values averaging $876,402 reinforce rental demand by limiting ownership accessibility, while the property's location within 10 miles of major employers like Qualcomm headquarters provides employment stability for tenants. Strong school ratings and family-oriented amenities support tenant retention in this inner suburb market, though investors should monitor recent occupancy softening and elevated property crime levels that may impact lease management and security considerations.
- Neighborhood-level occupancy at 89.9% indicates stable tenant demand
- High-income demographics with median household income of $141,867
- Projected 33.1% household growth expanding renter pool through 2028
- Value-add potential through strategic renovations of 1986 construction
- Risk factors include recent occupancy softening and elevated property crime levels