| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 61st | Fair |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13657 Cynthia Ln, Poway, CA, 92064, US |
| Region / Metro | Poway |
| Year of Construction | 1977 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | $1,700,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
13657 Cynthia Ln Poway Multifamily Value-Add Opportunity
According to WDSuite’s CRE market data, neighborhood multifamily occupancy is exceptionally tight, supporting stable leasing for well-positioned assets while elevated ownership costs in North County San Diego reinforce renter reliance. This positioning favors consistent demand, though performance ultimately depends on property execution and competitive pricing.
Poway’s suburban setting offers family-oriented fundamentals with dining options nearby, while everyday needs like groceries, parks, and pharmacies are less concentrated within the immediate neighborhood footprint. That balance points to quiet residential streets with reliance on nearby commercial corridors for errands and services.
From an investor lens, the neighborhood’s housing metrics are strong: the area sits in the top quartile nationally for housing performance while neighborhood multifamily occupancy ranks first among 621 San Diego–Chula Vista–Carlsbad metro neighborhoods, indicating exceptionally limited vacancy at the neighborhood level. Renter-occupied housing share is above national norms, which supports depth of the tenant base and tends to aid leasing continuity for quality product.
Ownership remains a high-cost proposition locally compared with national benchmarks, a dynamic that generally sustains rental demand and can support pricing power for renovated units. Median contract rents are above national levels, yet rent-to-income positioning in the neighborhood data suggests manageable affordability pressure relative to peer coastal markets—useful for lease retention and renewal strategies.
Within a 3-mile radius, recent population and household counts eased modestly, but forecasts point to a return to growth by 2028 alongside smaller average household sizes—conditions that can expand the renter pool and support occupancy stability. Vintage also matters: with a 1977 construction date versus a neighborhood average from the 1980s, this asset profile typically benefits from targeted capital programs to modernize interiors, address aging systems, and capture value-add rent premiums where feasible.
Safety indicators for the neighborhood track around the national middle overall, with property and violent offense levels less favorable than national averages. However, year-over-year trends show meaningful improvement, with notable declines in both violent and property offense estimates compared to the prior year, according to WDSuite’s CRE market data.
Within the San Diego–Chula Vista–Carlsbad metro, neighborhood crime is ranked against 621 neighborhoods. Interpreting rank carefully, lower rank figures indicate higher crime relative to other metro neighborhoods, while higher national percentiles indicate safer conditions versus U.S. neighborhoods overall. Investors should underwrite appropriate security, lighting, and operational practices and compare submarket comps to validate on-the-ground conditions.
Nearby employment centers include logistics, life sciences, defense, and technology offices, supporting commuter convenience and a stable renter base for workforce and professional households. Employers noted below reflect the immediate drive-shed.
- Sysco — corporate offices (1.9 miles)
- Qualcomm — corporate offices (10.0 miles)
- Qualcomm — corporate offices (10.3 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace offices (11.2 miles)
- Celgene Corporation — life sciences offices (11.6 miles)
13657 Cynthia Ln is a 38-unit, 1977-vintage asset positioned in a suburban Poway location where neighborhood multifamily occupancy is exceptionally tight and housing performance compares favorably at the national level. Elevated home values in North County San Diego reinforce renter demand, while rent-to-income positioning suggests room for disciplined revenue management relative to peer coastal submarkets, per commercial real estate analysis from WDSuite. The 1977 vintage points to clear value-add angles—interior upgrades and system modernization—to enhance competitive standing against 1980s-era stock.
Within a 3-mile radius, forecasts indicate modest population growth by 2028 and a reduction in average household size, which can expand the renter pool and support occupancy stability. Amenity density is uneven locally (strong dining access but fewer walkable groceries and parks), so execution should emphasize onsite convenience and targeted upgrades to drive retention and reduce turnover costs.
- Exceptionally tight neighborhood occupancy supports stable leasing conditions
- High-cost ownership market reinforces rental demand and renewal potential
- 1977 vintage offers value-add upside via renovations and system updates
- 3-mile forecasts point to a larger renter pool as household sizes decline
- Risks: older systems capex, uneven local amenities, and safety metrics near national mid-range