| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 87th | Best |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 805 Valley Ave, Solana Beach, CA, 92075, US |
| Region / Metro | Solana Beach |
| Year of Construction | 1986 |
| Units | 79 |
| Transaction Date | --- |
| Transaction Price | $4,400,000 |
| Buyer | GOSSELIN MARK |
| Seller | SOLANA BEACH INVESTMENT LP |
805 Valley Ave, Solana Beach Multifamily Investment
High-cost home values in Solana Beach reinforce durable rental demand, with a renter-occupied share near half at the neighborhood level; according to WDSuite’s CRE market data, this dynamic supports steady leasing even as occupancy trends track close to national norms.
The neighborhood surrounding 805 Valley Ave ranks 6th out of 621 San Diego metro neighborhoods (A+), placing it firmly in the top quartile nationally for overall livability. Amenity access stands out: parks, groceries, cafes, and restaurants score in high national percentiles, offering day-to-day convenience that supports renter retention and lease stability.
At the neighborhood level, renter-occupied housing accounts for roughly half of units (49.7%), indicating a deep tenant base for multifamily. Occupancy in the neighborhood is around the national median, suggesting stable but competitive conditions for lease-up and renewals. Elevated ownership costs — with home values well above typical U.S. levels — point to a high-cost ownership market that tends to sustain rental demand and pricing power over time.
Within a 3-mile radius, demographics indicate a premium-income renter pool and forward growth tailwinds. While recent population and household counts softened, WDSuite’s commercial real estate analysis shows projections for population growth and a sizable increase in households by 2028, expanding the prospective renter base and supporting occupancy stability. The local rent-to-income ratio is comparatively modest for a coastal market, which can aid lease retention and reduce turnover risk.
Vintage positioning matters: the property’s 1986 construction is newer than the neighborhood’s average vintage (late 1970s). For investors, that generally implies manageable near-term capital planning compared with older stock, while still leaving room for targeted value-add modernization to improve operating performance.
Relative to the San Diego metro, this neighborhood’s safety profile trends below the metro median (ranked 442 of 621), and it compares below average nationally. According to WDSuite’s data, property offenses have eased year over year, indicating some improvement, but overall rates remain elevated versus national benchmarks. Investors should underwrite security measures and operating practices accordingly and monitor trendlines at the neighborhood level rather than individual blocks.
The area benefits from proximity to major technology, biopharma, energy, and distribution employers that broaden the renter base and support retention through commute convenience. Nearby anchors include Qualcomm, Celgene Corporation, NRG Energy, and Sysco.
- Qualcomm — wireless technology offices (6.8 miles)
- Qualcomm — wireless technology (7.1 miles) — HQ
- Celgene Corporation — biopharma (7.4 miles)
- NRG Energy — energy (10.2 miles)
- Sysco — foodservice distribution (12.4 miles)
805 Valley Ave offers exposure to an A+ neighborhood with top-tier amenities and a renter-occupied share near half, supporting depth of demand. The property’s 1986 vintage is newer than the neighborhood average, which can temper near-term capital needs while preserving value-add upside through targeted renovations. Elevated home values locally reinforce renter reliance on multifamily housing, and, according to commercial real estate analysis from WDSuite, occupancy at the neighborhood level is near national norms — a setup that favors disciplined leasing and asset management.
Within a 3-mile radius, premium incomes and projected growth in population and households by 2028 point to a larger tenant base over the medium term. Coupled with a comparatively modest rent-to-income ratio for a coastal market, this can support retention and pricing discipline, while the submarket’s amenity depth underpins long-run renter appeal.
- A+ neighborhood ranking (6th of 621) with strong amenities that support leasing and retention
- High-cost ownership market sustains multifamily demand and pricing power
- 1986 vintage offers manageable capital planning with value-add modernization potential
- Risk: safety metrics trail metro averages; underwrite security and operations prudently
- Risk: occupancy near national median requires active leasing and revenue management