| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 51st | Fair |
| Amenities | 22nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10525 Pointe Py, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 2013 |
| Units | 111 |
| Transaction Date | 2009-01-22 |
| Transaction Price | $7,927,048 |
| Buyer | LV 45 LLC |
| Seller | FIRST CITIZENS BANK & TRUST COMPANY |
10525 Pointe Py, Spring Valley CA Multifamily Investment
Neighborhood occupancy has led the San Diego metro (ranked 1 of 621), supporting stable renter demand around the asset, according to WDSuite’s CRE market data. These metrics describe the surrounding neighborhood, not the property, and point to resilience even as rents and incomes normalize.
This suburban pocket of Spring Valley shows solid housing fundamentals relative to the metro. Neighborhood housing metrics track in the top quartile nationally, while occupancy is at the top of the San Diego metro (1 of 621), indicating tight conditions that can support leasing stability for nearby multifamily. These occupancy figures are measured for the neighborhood, not the property.
Livability is mixed: grocery and restaurant density sits above national norms (around the 65th percentile), but parks, pharmacies, cafes, and childcare are sparse locally, suggesting residents rely on nearby corridors for daily needs. For investors, thinner convenience retail can temper walkability-driven premiums but does not preclude demand when commute access and household incomes are strong.
Within a 3-mile radius, income levels are comparatively high and have grown meaningfully, expanding the qualified renter base. The share of housing units that are renter-occupied is about one-third, indicating a sizable tenant pool without being saturated, which can aid retention and steady absorption for well-positioned product.
Home values in the neighborhood are elevated relative to national benchmarks (around the 80th percentile), reinforcing reliance on multifamily among households that prefer more accessible monthly payments versus ownership. Rent-to-income levels trend near national medians, a setup that supports pricing power with prudent lease management rather than aggressive pushes.
The property’s 2013 vintage is slightly newer than the area’s average construction year (2010), offering competitive positioning versus older stock while still warranting routine capital planning as building systems age.
Safety indicators are mixed to weaker relative to broad national comparisons. Neighborhood crime ranks below the metro median (ranked 472 out of 621 San Diego–area neighborhoods), and national percentiles indicate comparatively higher incident rates than many U.S. neighborhoods. Recent year-over-year estimates show increases in both property and violent offenses, so investors should underwrite prudent security, lighting, and operations. These metrics reflect the neighborhood, not the property or block.
In practice, owners often mitigate with access control, lighting, and coordination with local resources; still, underwriting should reflect the neighborhood’s position versus both metro peers and national percentiles, rather than assume block-level conditions.
Regional employment is anchored by energy infrastructure, aerospace/defense, foodservice distribution, and wireless technology, supporting a broad white- and gray-collar renter base with reasonable commute reach from Spring Valley.
- Sempra Energy — energy infrastructure (11.1 miles)
- Sempra Energy — energy infrastructure (11.4 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (11.9 miles)
- Sysco — foodservice distribution (15.6 miles)
- Qualcomm — wireless technology (17.9 miles) — HQ
10525 Pointe Py sits in a suburban Spring Valley neighborhood where occupancy metrics rank first among 621 San Diego–area neighborhoods, a signal of tight conditions that can underpin steady leasing and retention. Within a 3-mile radius, income growth and a renter-occupied share near one-third point to a meaningful tenant base without overconcentration. Elevated neighborhood home values versus national benchmarks tend to sustain renter reliance on multifamily, while rent-to-income sits near median levels, suggesting room for disciplined rent management. Based on commercial real estate analysis from WDSuite, the area’s grocery and dining access is stronger than average, even as certain convenience amenities are thin.
The asset’s 2013 construction is slightly newer than the neighborhood average, providing competitive positioning versus older stock and potential to command premiums with selective updates as systems mature. Investors should account for neighborhood safety readings that trail metro medians and plan standard security and operational measures in underwriting.
- Tight neighborhood occupancy (ranked 1 of 621) supports leasing stability and retention
- 3-mile incomes are strong with a balanced renter-occupied share, indicating depth without saturation
- Elevated home values reinforce demand for rentals and support disciplined pricing power
- 2013 vintage offers competitive positioning with targeted value-add potential as systems age
- Risk: neighborhood safety metrics trail metro medians; incorporate prudent security and OPEX assumptions