| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 71st | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13546 Hilleary Pl, Poway, CA, 92064, US |
| Region / Metro | Poway |
| Year of Construction | 1985 |
| Units | 107 |
| Transaction Date | 2022-10-10 |
| Transaction Price | $41,700,000 |
| Buyer | HAVEN POWAY LLC |
| Seller | WILLIAMS PORTFOLIO 4 |
13546 Hilleary Pl, Poway Multifamily Investment
Positioned in an inner-suburban, high-income pocket of North County San Diego, this 107-unit asset benefits from strong schools and elevated ownership costs that tend to sustain rental demand, according to WDSuite’s CRE market data. Steady neighborhood fundamentals and a family-oriented tenant base support durable cash flow potential without relying on outsized rent growth.
The property sits in an A-rated Inner Suburb of the San Diego–Chula Vista–Carlsbad metro and ranks 84th out of 621 neighborhoods — top quartile among metro peers. Amenity access is a relative strength, with grocery, parks, pharmacies, and family services testing well above national medians; parks and grocery availability trend near the top decile nationally. Cafés are comparatively sparse, which skews the food-and-beverage mix toward restaurants rather than coffee shops.
Local schools average around 4 out of 5, placing the neighborhood in a nationally competitive range for education quality. Median contract rents in the neighborhood benchmark high versus U.S. norms, reflecting the area’s income profile and limited multifamily supply. Neighborhood occupancy sits around the national mid-range, suggesting leasing is supported by fundamentals rather than unusually tight conditions.
Tenure patterns indicate a primarily owner-occupied area with a meaningful but smaller base of renter-occupied units (roughly one-third by neighborhood measures). For multifamily owners, that translates to a targeted yet resilient renter pool, with demand anchored by proximity to jobs, schools, and daily needs.
Within a 3-mile radius, recent data show largely flat population trends but rising household counts over the next five years, implying smaller household sizes and incremental renter pool expansion. Household incomes are high by national standards, and elevated home values point to a high-cost ownership market — dynamics that can reinforce lease retention and pricing discipline for well-positioned properties. These observations are grounded in commercial real estate analysis from WDSuite.
Safety indicators in the surrounding neighborhood trail national averages, with both property and violent offense rates testing on the weaker side of national percentiles. In metro terms, the neighborhood’s crime rank is closer to the higher-incident cohort among 621 San Diego neighborhoods.
That said, recent trend data point to meaningful year-over-year improvement, with declines observed in both violent and property offense estimates. For investors, this supports a pragmatic view: underwriting should account for currently elevated incident rates, while acknowledging improving momentum and the potential for continued normalization.
Proximity to logistics, technology, defense, biotech, and utilities employers supports commuter convenience and helps anchor multifamily renter demand. Nearby nodes include Sysco, Qualcomm, L-3 Telemetry & RF Products, Celgene, and Sempra Energy.
- Sysco — foodservice distribution (1.8 miles)
- Qualcomm — wireless technology — HQ (10.1 miles)
- L-3 Telemetry & RF Products — defense & aerospace offices (11.0 miles)
- Celgene Corporation — biotechnology (11.4 miles)
- Sempra Energy — utilities — HQ (18.1 miles)
13546 Hilleary Pl is a 107-unit, 1985-vintage community in a top-quartile San Diego inner suburb with strong schools, high household incomes, and elevated home values that tend to sustain reliance on rental housing. The slightly older vintage relative to the area’s late-1980s average suggests room for targeted value-add and systems modernization to enhance competitiveness and drive rent and retention gains.
According to CRE market data from WDSuite, the neighborhood shows high relative amenity access and a renter base supported by major employment nodes, while near mid-range occupancy indicates demand anchored by fundamentals rather than scarcity. Within a 3-mile radius, projections point to flat population but growth in household counts and smaller household sizes — conditions that can broaden the tenant base and support stable leasing over time. Key risks include safety metrics that lag national benchmarks and the need to plan for capital expenditures typical of 1980s construction.
- Top-quartile inner-suburban location with strong schools and daily-needs amenities
- High-cost ownership market supports sustained multifamily demand and pricing discipline
- 1985 vintage offers clear value-add and CapEx planning opportunities
- Employer proximity (tech, defense, biotech, utilities) underpins commuter appeal and retention
- Risks: safety metrics below national averages; older systems may require near-term investment