| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 31st | Poor |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8707 Troy St, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1978 |
| Units | 28 |
| Transaction Date | 2019-07-19 |
| Transaction Price | $5,025,000 |
| Buyer | Hunter Beaumont |
| Seller | Jeffrey Castellaw |
8707 Troy St, Spring Valley Multifamily Investment
Neighborhood occupancy trends remain steady and renter demand is deep, according to WDSuite s CRE market data, supporting a straightforward income thesis for a 28-unit asset in San Diego County.
Spring Valley s Urban Core setting offers balanced livability for workforce renters. Parks and open space access is a relative strength (top national percentile for park density), and grocery options are abundant compared with many U.S. neighborhoods. By contrast, caf e9 and pharmacy density are limited locally, which may modestly affect walk-to-amenity appeal.
For investors, neighborhood-level operating metrics are constructive: the area s occupancy is in the upper tier nationally and has held essentially stable in recent years, and NOI per unit trends are competitive versus many U.S. neighborhoods based on WDSuite s CRE market data. The share of housing units that are renter-occupied is high for the metro, indicating a sizable tenant base that supports leasing velocity and renewal potential.
Within a 3-mile radius, household counts have increased and are projected to rise further even as household sizes trend smaller. That combination typically expands the renter pool and supports occupancy stability. Median incomes have been rising, and rents are projected to grow from current levels, which can underpin revenue growth where asset quality and management support pricing power.
Ownership costs sit on the higher side in national context, while rent-to-income levels are relatively manageable locally. This mix generally sustains reliance on multifamily housing and can aid retention, though operators should remain attentive to affordability pressure at renewal for price-sensitive cohorts.
Safety compares less favorably to national norms, with crime indicators below national percentiles for many neighborhoods. Within the San Diego-Chula Vista-Carlsbad metro, the neighborhood s crime rank is 256 out of 621 neighborhoods, indicating higher crime than many peers across the metro.
Recent momentum is more constructive: violent offense rates have moved lower year over year (a double-digit decrease), which is an encouraging trend for long-term operators. Investors typically mitigate localized risk through common measures such as lighting, access control, and resident engagement, while monitoring metro-level trends for further improvement.
Proximity to major employers supports commuter convenience and renter retention, particularly for energy infrastructure, defense, distribution, wireless, and biotech roles noted below.
- Sempra Energy energy infrastructure (8.9 miles) HQ
- L-3 Telemetry & RF Products defense & aerospace (9.3 miles)
- Sysco food distribution (14.0 miles)
- Qualcomm wireless & semiconductors (15.4 miles) HQ
- Celgene Corporation biotech (15.5 miles)
8707 Troy St offers a straightforward workforce housing thesis in a renter-heavy pocket of San Diego County. Neighborhood occupancy sits in the stronger range nationally and has been stable, while a high share of renter-occupied housing units signals a deep tenant base and supports leasing durability. Parks and grocery access add livability, and rising incomes within a 3-mile radius bolster rent collection and renewal prospects. According to CRE market data from WDSuite, neighborhood rent levels and NOI-per-unit performance are competitive in national context.
Built in 1978, the property is older than the neighborhood s average vintage, suggesting near- to medium-term capital planning and value-add potential through unit and system upgrades. Ownership costs are elevated in national terms, which can reinforce sustained rental demand, while rent-to-income ratios remain comparatively manageable a favorable backdrop for retention. Key risks include localized safety relative to metro peers and limited nearby caf e9/pharmacy density, which operators can address with security best practices and on-site amenity programming.
- Stable neighborhood occupancy and competitive NOI-per-unit support predictable cash flow
- High renter-occupied share indicates deep tenant base and leasing durability
- Rising incomes and smaller household sizes within 3 miles expand the renter pool
- 1978 vintage offers value-add and modernization upside with targeted capex
- Risk: Below-national safety metrics and limited nearby caf e9/pharmacy density may require operational mitigation