| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Poor |
| Demographics | 42nd | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1058 Elkelton Blvd, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1985 |
| Units | 38 |
| Transaction Date | 2001-02-09 |
| Transaction Price | $2,350,000 |
| Buyer | RAVEN ONE INVESTMENTS LLC |
| Seller | CHASE JOHN |
1058 Elkelton Blvd Spring Valley Multifamily Investment
This 38-unit property benefits from strong neighborhood occupancy at 97.2%, well above the metro average. Elevated rent-to-income ratios suggest careful lease management, while commercial real estate analysis indicates solid fundamentals in this inner suburb location.
This Spring Valley inner suburb neighborhood demonstrates solid rental market fundamentals, ranking in the top quartile nationally for occupancy rates at 97.2% among 621 metro neighborhoods. The area shows above-average household incomes at $115,344 median, with demographic statistics aggregated within a 3-mile radius indicating a stable tenant base of approximately 145,583 residents.
Built in 1985, this property aligns with the neighborhood's average construction vintage of 1981, minimizing major capital expenditure disparities while offering potential value-add opportunities through selective renovations. The rental housing stock represents 13.9% of total units, creating a focused but competitive rental market environment.
Tenant retention benefits from limited ownership competition, with median home values at $598,651 reinforcing rental demand among households seeking housing alternatives. The neighborhood's rent-to-income ratio of 0.20 requires careful lease management to maintain occupancy levels, though current performance suggests effective market positioning.
Amenity access includes strong grocery store density at 9.56 per square mile, ranking in the 99th percentile nationally, supporting tenant convenience and retention. However, limited childcare and park amenities may affect family tenant appeal, while restaurant density provides moderate lifestyle appeal for working professionals.
Safety metrics present mixed signals requiring investor attention. Property crime rates of 1,651 incidents per 100,000 residents rank 350th among 621 metro neighborhoods, placing the area in the middle tier locally but in the 14th percentile nationally, indicating elevated property crime compared to national averages.
Violent crime shows similar patterns at 436 incidents per 100,000 residents, ranking 455th locally and in the 11th percentile nationally. Recent trends show property crime increasing 3.3% year-over-year while violent crime decreased 2.8%, suggesting mixed directional movement that warrants monitoring for tenant retention and insurance considerations.
The employment base features major corporate anchors within commuting distance, supporting workforce housing demand from energy, technology, and financial services sectors.
- Sempra Energy — energy services (8.2 miles) — HQ
- Wells Fargo ATM — financial services (8.4 miles)
- L-3 Telemetry & RF Products — defense & aerospace (10.2 miles)
- Sysco — food distribution (15.5 miles)
- Qualcomm — technology (16.4 miles) — HQ
This 1985-vintage property offers stable cash flow potential in a neighborhood demonstrating above-average occupancy performance at 97.2%. According to CRE market data from WDSuite, the area's household income growth of 53.4% over five years supports rental demand, while the 38-unit scale provides manageable operations with value-add renovation opportunities typical of properties from this construction era.
Demographic projections within the 3-mile radius show household growth continuing through 2028, expanding the potential tenant base despite modest population decline. The neighborhood's limited rental stock at 13.9% of total units creates a focused market with less direct competition, though elevated rent-to-income ratios require careful lease management and renewal strategies.
- Strong neighborhood occupancy at 97.2% indicates stable rental demand
- Household income growth of 53.4% over five years supports rent sustainability
- 1985 construction offers value-add renovation potential
- Major employers within commuting distance including Sempra Energy and Qualcomm headquarters
- Risk consideration: Elevated crime rates require ongoing security and insurance evaluation