| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 61st | Fair |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13635 Cynthia Ln, Poway, CA, 92064, US |
| Region / Metro | Poway |
| Year of Construction | 1990 |
| Units | 23 |
| Transaction Date | 2015-04-16 |
| Transaction Price | $2,836,500 |
| Buyer | POWAY TERRACE APARTMENTS HOMES LP |
| Seller | NORTHEAST INVESTORS LLC |
13635 Cynthia Ln Poway Multifamily Investment
Neighborhood multifamily occupancy is strong and stable, according to WDSuite’s CRE market data, supporting consistent leasing conditions for a 23-unit asset in a high-cost ownership market. Expect demand resilience from a deep employment base and renter-occupied share that supports steady tenant flow.
Poway’s suburban setting combines steady renter demand with ownership-driven stability. Neighborhood multifamily occupancy is at the top of the local range (ranked 1 out of 621 metro neighborhoods), indicating limited vacancy risk at the neighborhood level. The local renter-occupied share is below half, but meaningful, which supports depth of tenant demand while benefiting from owner-occupied stability.
The property’s 1990 vintage is slightly newer than the neighborhood’s average construction year of 1984, offering relative competitiveness versus older stock while leaving room for targeted modernization and systems updates to bolster positioning against comparable assets.
Local amenity access skews toward dining rather than daily-needs retail: restaurants score in the top quartile nationally, while cafes, grocery, parks, and pharmacies are less dense within the immediate neighborhood. For investors, this points to a residential enclave drawing on broader Poway and North County retail nodes for shopping and services, with implications for car-oriented tenants and parking considerations.
Within a 3-mile radius, demographic data show recent population softness but an outlook for slight population growth and a notable increase in households alongside smaller average household sizes. Rising median and mean incomes and elevated home values (a high-cost ownership market) support sustained rental demand and pricing power, while a rent-to-income profile near the local norm suggests manageable affordability pressure that can aid retention, based on CRE market data from WDSuite.
Safety indicators compare near the national midpoint overall, with property and violent offense rates sitting below national percentiles associated with the safest areas. Within the San Diego–Chula Vista–Carlsbad metro, the neighborhood’s crime rank is on the higher side (76 out of 621), so investors should underwrite security features and operational practices accordingly.
Trend signals are constructive: year-over-year estimates indicate material declines in both violent and property offenses, placing the neighborhood’s improvement in higher national percentiles. Framing this comparatively helps: the area is not among the safest nationally, but the recent direction of change is favorable, which can support perception and tenant retention over time.
Proximity to diversified employers underpins weekday traffic and supports leasing stability for workforce and professional tenants, including Sysco, Qualcomm, L-3 Telemetry & RF Products, Celgene Corporation, and Sempra Energy.
- Sysco — foodservice distribution corporate (1.9 miles)
- Qualcomm — telecommunications & semiconductors (10.3 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (11.1 miles)
- Celgene Corporation — biotech/pharma (11.6 miles)
- Sempra Energy — utilities & energy (18.2 miles) — HQ
13635 Cynthia Ln offers investors exposure to a suburban Poway location where neighborhood-level occupancy ranks first among 621 metro neighborhoods, signaling tight supply and stable leasing conditions. Elevated home values and incomes form a high-cost ownership backdrop that reinforces renter reliance on multifamily housing, while a rent-to-income profile near local norms supports retention potential. According to CRE market data from WDSuite, dining access is comparatively strong while daily-needs retail is less dense, suggesting car-oriented living that favors assets with on-site convenience.
Built in 1990, the asset is somewhat newer than the area’s average vintage, providing relative competitiveness versus older stock and potential upside through targeted renovations and system upgrades. Within a 3-mile radius, forecasts point to modest population growth, a larger number of households, and higher incomes, implying an expanding tenant base and capacity to support market rents. Key risks include uneven amenity density and safety metrics that, while improving, trail the safest national benchmarks—factors to address in operations and underwriting.
- Neighborhood occupancy at the top of the metro supports consistent leasing and low downtime
- High-cost ownership market and rising incomes reinforce depth of renter demand and pricing power
- 1990 vintage offers relative competitiveness with value-add potential through modernization
- 3-mile outlook shows household growth and stronger incomes, expanding the tenant base
- Risks: lighter daily-needs retail nearby and safety metrics below the safest national tiers despite recent improvement