| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 39th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3860 Helix St, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1974 |
| Units | 60 |
| Transaction Date | 2002-11-08 |
| Transaction Price | $6,058,000 |
| Buyer | GLENRIDGE LLC |
| Seller | RK MULTIFAMILY INCOME FUND VI LLC |
3860 Helix St Spring Valley Multifamily Investment
Neighborhood fundamentals point to steady renter demand and above-average occupancy for the area, according to WDSuite’s CRE market data. The address sits in an inner-suburban pocket where renter concentration and a high-cost ownership market support multifamily cash flow durability.
This Inner Suburb location in Spring Valley benefits from stable renter dynamics. Neighborhood occupancy trends sit above national averages (around the 70th percentile nationally), and the share of renter-occupied housing units is elevated compared with peers across the country, indicating a deeper tenant base and support for leasing stability based on CRE market data from WDSuite. Average unit sizes at the property are larger than typical for many garden assets, which can appeal to households seeking more space and support retention.
Ownership costs in the surrounding neighborhood are elevated relative to national norms, which tends to reinforce reliance on multifamily housing and supports pricing power without overextending affordability. At the same time, rent-to-income metrics signal manageable affordability pressure compared with many coastal metros, a constructive backdrop for lease management and renewals.
Local retail density within the immediate neighborhood is limited, with few cafes, groceries, or parks per square mile compared with other parts of the metro. Residents typically draw services from nearby commercial corridors elsewhere in the San Diego-Chula Vista-Carlsbad area, so car access and proximity to job nodes are the primary livability drivers rather than walkable amenities.
Demographic statistics aggregated within a 3-mile radius show recent population and household growth with further increases in households projected, which expands the local renter pool and underpins demand. Income trends in this radius have been moving higher, supporting effective rent collections and reducing turnover risk for well-managed assets.
Safety indicators for the neighborhood track below national averages, and the area ranks in the lower half among 621 San Diego metro neighborhoods. Investors should underwrite with prudent assumptions for security and operating practices. Recent trends show a modest year-over-year improvement in violent incident rates, suggesting some stabilization, but the neighborhood remains less safe than many metro peers.
Proximity to diversified employers supports workforce housing demand and commute convenience, particularly for tenants tied to defense/aerospace, utilities, logistics, and technology roles noted below.
- L-3 Telemetry & RF Products — defense & aerospace offices (9.4 miles)
- Sempra Energy — utilities (9.6 miles)
- Sempra Energy — utilities (9.8 miles) — HQ
- Sysco — food distribution (13.3 miles)
- Qualcomm — technology (15.3 miles) — HQ
3860 Helix St offers 60 units built in 1974, positioning it as a viable value-add candidate in a neighborhood where renter-occupied share is high and occupancy trends exceed national averages. The vintage suggests scope for strategic renovations and systems upgrades to enhance competitiveness versus the slightly newer local stock, while larger average unit sizes support family and roommate demand dynamics.
According to WDSuite’s commercial real estate analysis, the surrounding neighborhood shows strong income and home value context relative to national benchmarks, which helps sustain rental demand and pricing power. Demographic data within a 3-mile radius indicates growth in households and rising incomes, expanding the tenant base and supporting occupancy stability, though investors should account for limited immediate retail amenities and below-average safety indicators in operations and budgeting.
- Occupancy and renter concentration support leasing stability versus national averages.
- 1974 vintage provides clear value-add and capital planning opportunities to outperform nearby older stock.
- Elevated ownership costs locally reinforce reliance on rentals and pricing power for well-managed units.
- 3-mile radius trends point to growing, higher-income household base that can support rent levels.
- Risks: below-average safety metrics and limited walkable amenities warrant prudent underwriting and targeted OPEX for tenant experience.