| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 50th | Fair |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3201 Sweetwater Springs Blvd, Spring Valley, CA, 91978, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1985 |
| Units | 110 |
| Transaction Date | 1994-06-15 |
| Transaction Price | $5,600,000 |
| Buyer | HCA SOMMERSET LTD |
| Seller | CONNECTICUT MUTUAL LIFE INSURANCE CO |
3201 Sweetwater Springs Blvd Spring Valley Multifamily Investment
This 110-unit property benefits from strong neighborhood-level occupancy at 96% and above-average NOI per unit performance. Commercial real estate analysis indicates solid rental demand fundamentals in this San Diego County submarket.
Spring Valley represents an inner suburb neighborhood ranking in the middle tier among 621 San Diego metro neighborhoods, with a B- overall rating. The area demonstrates stable fundamentals with 96% neighborhood-level occupancy and above-average NOI per unit at $11,877, ranking in the 87th percentile nationally. Median household income within a 3-mile radius reaches $100,919, supporting rental demand at current market rates.
The rental market shows resilience with 44.2% of housing units occupied by renters, creating a substantial tenant base. Median contract rent of $1,849 within the demographic area reflects moderate pricing relative to the broader San Diego market. Built in 1985, this property aligns with the neighborhood's average construction vintage, suggesting consistent building stock without immediate capital expenditure pressures typical of significantly older assets.
Demographic projections within the 3-mile radius indicate household income growth, with median household income forecast to increase 49% by 2028 to $150,781. This income growth trajectory supports rental pricing power and tenant retention. The area maintains moderate amenity density with restaurant access above the 80th percentile nationally, though grocery and park access remains limited, requiring tenant consideration for daily conveniences.
Safety metrics indicate mixed conditions relative to the broader San Diego metro area. The neighborhood ranks 342nd among 621 metro neighborhoods for overall crime, placing it in the lower half of area communities. Property crime rates show an estimated 1,054 incidents per 100,000 residents, with an 11.7% increase over the past year, suggesting the need for ongoing security considerations.
Violent crime rates remain more moderate at 244 incidents per 100,000 residents, with a slight 1.5% decrease year-over-year. While these metrics require attention in property management planning, they reflect broader urban challenges common across many San Diego County submarkets rather than isolated neighborhood-specific issues.
The Spring Valley area benefits from proximity to major San Diego employers, providing workforce housing opportunities for tenants commuting to corporate centers and headquarters within the region.
- Sempra Energy — utilities (11.0 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (11.2 miles)
- Sysco — food distribution (14.5 miles)
- Qualcomm — technology (17.0 miles) — HQ
- Celgene Corporation — biotechnology (17.3 miles)
This 110-unit Spring Valley property presents stable multifamily fundamentals anchored by strong neighborhood-level occupancy at 96% and NOI per unit performance in the 87th percentile nationally. According to CRE market data from WDSuite, the demographic profile within a 3-mile radius shows household income growth projections of 49% through 2028, supporting rental pricing power and tenant retention in this San Diego County submarket.
The 1985 construction vintage aligns with neighborhood norms, minimizing immediate capital expenditure concerns while offering potential value-add opportunities through selective unit improvements. With 44.2% renter occupancy in the housing stock and proximity to major employers including Sempra Energy and Qualcomm headquarters, the property benefits from consistent workforce housing demand patterns.
- Strong neighborhood occupancy at 96% indicates stable rental demand
- Above-average NOI per unit performance ranks in 87th percentile nationally
- Household income growth projections support rental pricing power through 2028
- Proximity to major San Diego employers provides workforce housing opportunities
- Risk consideration: Crime metrics rank in lower half of metro neighborhoods requiring security planning