| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 50th | Fair |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3536 Sweetwater Springs Blvd, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1980 |
| Units | 60 |
| Transaction Date | 1998-05-02 |
| Transaction Price | $421,000 |
| Buyer | SPRING VALLEY SWEETWATER APARTMENTS LP |
| Seller | KAISER FAMILY TRUST 05-02-85 |
3536 Sweetwater Springs Blvd Spring Valley Multifamily Investment
Neighborhood occupancy has been resilient and demand is supported by a deep renter base, according to WDSuite s CRE market data, positioning this asset for stable leasing in Spring Valley, CA.
Demand drivers in this Inner Suburb location are anchored by strong neighborhood occupancy and a renter-occupied housing share that supports multifamily absorption. The area a0is competitive among San Diego-Chula Vista-Carlsbad neighborhoods (ranked 157 of 621 overall) and occupancy trends sit in the upper tier nationally, reinforcing near-term leasing stability.
Daily needs are well served: grocery and pharmacy access ranks above most peers in the metro, while cafes and restaurants are present at moderate densities. Park access is limited in the immediate neighborhood, which is a consideration for resident experience, but proximity to retail services helps with convenience and retention.
Within a 3-mile radius, population and household counts have grown in recent years, and incomes have risen meaningfully, broadening the tenant base. Forward-looking projections indicate households continue to increase even as overall population may ease, pointing to smaller household sizes and a steadier flow of renters entering the market supportive of occupancy stability.
Elevated home values in this part of San Diego County indicate a high-cost ownership market, which tends to reinforce reliance on multifamily housing and supports pricing power. Rent-to-income levels in the neighborhood suggest manageable affordability pressure for many renters, an important factor for lease retention and renewal velocity based on WDSuite s commercial real estate analysis.
Safety indicators for the neighborhood trend below national norms, with violent and property offense measures sitting in lower national percentiles compared with neighborhoods nationwide. Investors should underwrite to cautious assumptions on security and operating practices, particularly for common areas and parking.
Recent data show a modest year-over-year decline in estimated property offenses, which is a constructive directional signal. Monitoring trendlines and coordinating with local resources can help sustain resident confidence and support leasing performance over the hold period.
Nearby employers span defense & aerospace, energy utilities, food distribution, semiconductors, and biotech a diversified base that supports renter demand through commute convenience and job stability.
- L-3 Telemetry & RF Products defense & aerospace offices (10.9 miles)
- Sempra Energy energy utilities (11.2 miles) HQ
- Sysco food distribution (14.1 miles)
- Qualcomm semiconductors (16.7 miles) HQ
- Celgene Corporation biotech (17.0 miles)
This 60-unit asset benefits from a neighborhood with high occupancy and a sizable renter-occupied housing share, supporting steady absorption and renewal performance. Elevated ownership costs in San Diego County further sustain rental demand, while service-oriented amenities nearby add to day-to-day convenience for residents. According to CRE market data from WDSuite, the neighborhood ranks competitively within the metro and sits in higher national percentiles for occupancy, a constructive backdrop for income stability.
Within 3 miles, incomes have trended higher and household counts are expected to keep rising even as population growth moderates, indicating smaller household sizes and a larger renter pool over time. Investors should balance these strengths against local safety considerations and limited park access, with prudent operating practices and resident experience programming to mitigate risk.
- Competitive neighborhood with upper-tier occupancy supports leasing durability
- High-cost ownership market reinforces reliance on multifamily housing
- 3-mile income growth and increasing households expand the tenant base
- Proximity to diversified employers (defense, energy, semiconductors, biotech) aids retention
- Risks: below-national safety metrics and limited parks warrant focused property operations