| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 34th | Poor |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1302 Helix St, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1987 |
| Units | 58 |
| Transaction Date | 2007-10-19 |
| Transaction Price | $4,368,000 |
| Buyer | FL HELIX LLC |
| Seller | SWEAT ROSALINE A |
1302 Helix St Spring Valley Multifamily Investment
According to WDSuite’s CRE market data, neighborhood occupancy in this inner-suburban pocket of San Diego is competitive and, paired with a high-cost ownership landscape, supports durable renter demand.
Positioned in an Inner Suburb of the San Diego–Chula Vista–Carlsbad metro, the property benefits from neighborhood fundamentals that favor renter demand. Neighborhood occupancy is strong and competitive among San Diego neighborhoods, suggesting a stable backdrop for lease-up and renewals (metric reflects the neighborhood, not the property). Renter-occupied housing comprises a meaningful share of units, indicating a sufficient tenant base for small and mid-size multifamily assets.
Within a 3-mile radius, household counts have grown even as population edged down modestly, pointing to smaller household sizes and a broader leasing pool over time. Forward-looking estimates also indicate continued increases in households and incomes, which can support rent growth and occupancy stability for well-managed assets.
Local livability is mixed: immediate grocery, pharmacy, and park counts in the neighborhood are limited, but cafes and childcare access score well above national benchmarks. For investors, this suggests residents may rely on nearby corridors for daily needs, while service-oriented amenities help with day-to-day convenience. Average school ratings in the neighborhood trend below national norms; for family-oriented leasing strategies, positioning and amenity programming may matter more to drive retention.
Home values in the neighborhood sit high relative to national norms, and the value-to-income profile reflects a high-cost ownership market. For multifamily investors, this typically reinforces reliance on rental housing, supporting tenant retention and pricing power where rent-to-income remains manageable. The asset’s 1985 vintage is newer than the neighborhood’s average construction year, which can provide a competitive edge versus older stock, though targeted modernization of interiors and building systems may still unlock value.
Safety metrics for the neighborhood trend below both metro and national averages, placing the area toward the higher-crime end among the San Diego metro’s 621 neighborhoods. Year-over-year indicators show recent increases in both property and violent offenses. Investors should underwrite with appropriate security measures, lighting, and operating practices, and consider how professional management and resident engagement can support stability over time.
Proximity to major employers across energy/utilities, defense & aerospace, food distribution, wireless/semiconductors, and biotech underpins a diverse employment base that can support renter demand and lease retention for workforce and mid-market units.
- Sempra Energy — energy & utilities (8.9 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (10.3 miles)
- Sysco — food distribution (15.3 miles)
- Qualcomm — wireless & semiconductors (16.4 miles) — HQ
- Celgene Corporation — biotechnology (16.5 miles)
The asset’s 1985 vintage and efficient average unit sizes position it competitively versus older neighborhood stock while leaving room for selective updates that can enhance rentability. Neighborhood occupancy trends are strong and competitive among San Diego submarkets, and high ownership costs in the area tend to sustain reliance on rental housing—favorable for tenant retention and steady absorption when operations are executed well, based on CRE market data from WDSuite.
Within a 3-mile radius, households have increased despite a modest population dip, signaling smaller household sizes and a larger renter pool over time. Amenity access is mixed locally—limited daily retail but strong cafe and childcare density—so on-site features and management can play a larger role in leasing performance. Safety indicators trail metro and national norms; underwriting should incorporate prudent operating practices and capex for security and modernization.
- Competitive 1985 vintage versus older local stock, with value-add potential through targeted upgrades
- Strong neighborhood occupancy and high-cost ownership context support renter demand and renewal stability
- 3-mile household growth and income gains point to a deeper tenant base and support for rent levels
- Mixed amenity landscape increases the importance of on-site offerings and professional management
- Risk: safety metrics below metro and national averages; budget for security and asset hardening