| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 66th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13628 Pomerado Rd, Poway, CA, 92064, US |
| Region / Metro | Poway |
| Year of Construction | 1976 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13628 Pomerado Rd, Poway CA Multifamily Investment
Neighborhood occupancy remains strong and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data, positioning this Poway asset for steady leasing fundamentals.
Poway’s suburban neighborhood around 13628 Pomerado Rd is rated A- and ranks in the top quartile among 621 San Diego metro neighborhoods for overall fundamentals, per WDSuite. At the neighborhood level (not the property), occupancy trends are high and competitive nationally, supporting income stability for well-managed assets.
Local livability indicators are favorable for family and professional renter demand: childcare access scores in the top decile nationally, restaurants and cafes are well-above average, and average school ratings sit in the top quintile. These amenities help widen the tenant base and can support retention, even as park access within the immediate neighborhood footprint is limited.
The area shows a moderate renter concentration (share of housing units that are renter-occupied), implying a meaningful but not saturated tenant pool for a 42-unit property. Elevated home values and a high value-to-income environment signal a high-cost ownership market, which typically sustains reliance on multifamily rentals and can underpin pricing power. Rent-to-income levels are manageable relative to many coastal submarkets, which helps with lease renewal dynamics and reduces near-term affordability pressure from an investor standpoint.
Vintage considerations matter: this asset was built in 1976, a bit newer than the neighborhood’s average construction year. That positioning can be competitive versus older stock, while investors should still plan for ongoing system upgrades or targeted renovations to unlock value-add potential.
Within a 3-mile radius, demographics show a slight pullback in population in recent years, while household counts are essentially stable and projected to increase, pointing to smaller household sizes and a renter pool that could expand over time. Rising incomes in the 3-mile area and projected rent growth (based on CRE market data from WDSuite) support the case for durable demand and disciplined rent strategies.
Relative to neighborhoods nationwide, this area’s safety profile trends below national norms, with property crime elevated and violent crime lower than property incidents but still below the national median by percentile comparison. These figures describe neighborhood-level conditions, not the property.
Recent trends point to an improvement in violent offense rates year over year, indicating some positive momentum. For multifamily operations, standard asset protection measures, lighting, and resident engagement can help manage risk and support leasing stability. Within the San Diego metro context (621 neighborhoods), the neighborhood sits around the middle of the pack by crime rank, making it neither a clear outlier nor a top-performing safety enclave.
Proximity to logistics, life sciences, and technology employment supports renter demand and commute convenience for the workforce serving this submarket, specifically Sysco, Qualcomm sites (including an HQ location), Celgene, and L-3 Telemetry & RF Products.
- Sysco — foodservice distribution (1.8 miles)
- Qualcomm — semiconductor & wireless R&D (8.6 miles)
- Qualcomm — semiconductor & wireless R&D (8.9 miles) — HQ
- Celgene Corporation — biopharma (10.2 miles)
- L-3 Telemetry & RF Products — defense & aerospace (10.5 miles)
This 42-unit, 1976-vintage asset in Poway benefits from neighborhood fundamentals that are competitive among San Diego submarkets: high occupancy at the neighborhood level, strong schools, and amenity support that broadens the tenant base. The asset’s vintage is slightly newer than the area’s average, offering relative competitiveness versus older stock while leaving room for targeted renovations to enhance NOI.
Renter demand is reinforced by elevated ownership costs in the area and manageable rent-to-income levels that support retention. Within a 3-mile radius, household counts are stable and projected to rise even as household sizes edge smaller, suggesting a steady or expanding renter pool over time. According to commercial real estate analysis from WDSuite, local fundamentals and projected rent growth support a durable long-term hold thesis, with standard operational risk management for safety and capital planning.
- Competitive neighborhood fundamentals and high occupancy support income stability
- High-cost ownership market reinforces multifamily demand and pricing power
- 1976 vintage offers value-add potential via focused system and interior upgrades
- Diverse nearby employers (logistics, tech, life sciences) aid leasing and retention
- Risks: below-national safety percentiles and modest population softening warrant proactive management