| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 25th | Poor |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1605 Canyon Rd, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1985 |
| Units | 64 |
| Transaction Date | 1999-05-26 |
| Transaction Price | $2,950,000 |
| Buyer | CANYON PARK APARTMENTS LLC |
| Seller | C P APARTMENTS L P |
1605 Canyon Rd Spring Valley Multifamily Investment
Neighborhood renter concentration is high and occupancy has held above national medians, supporting depth of tenant demand according to WDSuite s CRE market data from ongoing commercial real estate analysis.
Located in an inner-suburban pocket of Spring Valley, the neighborhood shows above-median national occupancy alongside a very high share of renter-occupied units, indicating a sizeable tenant base for multifamily. These statistics reflect neighborhood conditions, not the property itself, and point to steady leasing fundamentals for workforce-oriented assets.
Local amenity density skews toward outdoor space: park access is strong (top quartile nationally), while retail and daily-needs options are thinner within the immediate blocks, suggesting residents may travel a bit farther for groceries, cafes, or services. For investors, this mix supports livability through recreation but may warrant emphasizing on-site conveniences in operations.
Within a 3-mile radius, household counts have grown and are projected to continue increasing, which expands the renter pool and supports occupancy stability. Median home values in the neighborhood rank high nationally, and value-to-income ratios are elevated relative to many U.S. areas ogether these ownership dynamics tend to reinforce sustained demand for rentals and can aid lease retention.
Rents remain competitive for San Diego County, with neighborhood-level rent growth over recent years and a rent-to-income profile that calls for attentive lease management. Based on CRE market data from WDSuite, these conditions point to dependable renter demand with practical attention to pricing and renewals.
Relative to the San Diego-Chula Vista-Carlsbad metro, this neighborhood s safety metrics rank in the lower tier (ranked 557 among 621 metro neighborhoods) and sit below the national median (around the 20th percentile nationally). Investors often account for this by considering on-site lighting, access controls, and partnership with professional security as part of capital and operating plans.
Trends can vary by micro-location and over time; investors should evaluate recent, property-level incident patterns and management practices to gauge tenant experience and retention risk. Strong park access adds to daytime activation, but it is not a substitute for active safety management.
The area draws on a diverse regional employment base, with utilities, defense/aerospace, distribution, and technology anchors within commuting range a mix that supports renter demand and retention for workforce and professional households.
- Sempra Energy utilities (9.35 miles) HQ
- L-3 Telemetry & RF Products defense & aerospace (10.46 miles)
- Sysco food distribution (15.23 miles)
- Qualcomm semiconductors (16.59 miles) HQ
- Celgene Corporation biopharma (16.68 miles)
This 64-unit asset sits in a renter-heavy Spring Valley neighborhood where occupancy trends are above national medians and ownership costs are elevated relative to many U.S. areas factors that generally sustain multifamily demand and aid renewal prospects. According to CRE market data from WDSuite, the surrounding area s renter concentration is among the highest nationally, pointing to depth of tenant demand that can support leasing stability.
Within a 3-mile radius, household counts have been rising and are projected to increase further, implying a larger tenant base and support for occupancy. While local amenity density is thinner for daily retail, strong park access adds a livability component. Key considerations include below-average neighborhood safety metrics and pockets of affordability pressure (rent-to-income), which suggest thoughtful screening, security, and revenue management will be important to maintain retention and pricing power.
- Renter-heavy neighborhood supports deep tenant base and leasing stability.
- Occupancy above national medians with ownership costs that reinforce rental demand.
- 3-mile radius shows growing and projected household increases, expanding the renter pool.
- Proximity to diverse employment centers (utilities, defense, distribution, tech) supports demand.
- Risks: below-average neighborhood safety, thinner nearby retail, and affordability pressure require active management.