| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 25th | Poor |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8890 Jamacha Rd, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 2001 |
| Units | 52 |
| Transaction Date | 2016-12-13 |
| Transaction Price | $3,900,000 |
| Buyer | JAMACHA GLEN HOUSING LP |
| Seller | JAMACHA ROAD FAMILY HOUSING LP |
8890 Jamacha Rd Spring Valley Multifamily Investment
Neighborhood occupancy trends are in the mid-90s, supporting income stability for well-managed assets, according to WDSuite’s CRE market data. Renter demand is reinforced by a high renter-occupied share at the neighborhood level, though pricing power should be balanced against local affordability.
This inner-suburb location in Spring Valley offers established residential demand and commute access to the San Diego–Chula Vista–Carlsbad metro. The property’s 2001 vintage is newer than the neighborhood’s average building stock from the early 1980s, which can enhance competitive positioning versus older assets, while still warranting attention to systems and common-area modernization as part of capital planning.
Livability signals are mixed. Park access is a relative strength (top quartile nationally), while immediate retail, cafes, groceries, and pharmacies are thinner within the neighborhood footprint; residents typically rely on nearby corridors elsewhere in Spring Valley and the wider metro for daily needs. For investors, this combination generally supports workforce housing positioning rather than lifestyle-driven premiums.
At the neighborhood level, occupancy is in the mid-90s (above the national median), and the renter-occupied share is high—roughly three-quarters of occupied housing units—indicating a deep tenant base and potential for stable leasing, provided unit finishes and management remain competitive. Median home values are elevated for the region, which can sustain reliance on multifamily rentals and support retention, but rent-to-income near the high-20s percent suggests affordability pressure that merits disciplined lease management and renewal strategies.
Within a 3-mile radius, recent years show a modest population dip alongside growth in household counts and smaller average household sizes; forward-looking projections indicate further increase in households and incomes. These shifts point to a broader renter pool expansion and potential demand for well-designed units and pragmatic amenities. Based on CRE market data from WDSuite, neighborhood performance sits above the metro median for housing factors, yet demographics trend below metro averages—investors should underwrite to steady demand with measured rent growth assumptions and a focus on operational execution.
Safety indicators for the neighborhood are comparatively weaker within the San Diego metro. By metro rank, the area sits in the lower tier among 621 neighborhoods, and national percentiles place it below the median (closer to the bottom quintile). Recent-year data also show an uptick in both property and violent offenses. For investors, this typically argues for proactive security measures, thoughtful lighting and access control, and community engagement to support resident satisfaction and retention.
When evaluating comps, consider positioning against nearby neighborhoods that score above the metro median on safety to calibrate achievable rents and renewal strategies. Underwriting should reflect prudent operating expenses for security and on-site management, with emphasis on maintaining occupancy stability rather than outsized rent premiums.
Proximity to major employers across energy, aerospace/defense, food distribution, and technology underpins a broad commuter tenant base and supports leasing durability. The employers below reflect the nearby demand drivers most relevant to workforce housing in this part of the San Diego metro.
- Sempra Energy — energy infrastructure (8.8 miles)
- L-3 Telemetry & RF Products — defense & aerospace electronics (10.5 miles)
- Sysco — foodservice distribution (15.5 miles)
- Qualcomm — wireless technology (16.6 miles) — HQ
- Celgene Corporation — biopharma (16.7 miles)
Built in 2001 with 52 units, the property is newer than much of the surrounding housing stock, offering an edge versus older assets while leaving room for targeted upgrades to sustain competitiveness. At the neighborhood level, occupancy trends in the mid-90s and a high renter-occupied share point to durable leasing fundamentals, though rent-to-income near the high-20s percent calls for disciplined pricing and renewal management. Elevated ownership costs in the metro reinforce renter reliance on multifamily housing, supporting retention for well-run properties.
Within a 3-mile radius, households have been growing even as average household size declines, and projections indicate further household and income growth—factors that can expand the renter pool and support steady absorption. According to CRE market data from WDSuite, the neighborhood is stronger on housing fundamentals than on demographics or safety, suggesting a thesis centered on operational execution, value-focused renovations, and measured rent growth rather than premium positioning.
- 2001 vintage offers competitive positioning versus older stock, with clear pathways for selective value-add.
- Mid-90s neighborhood occupancy and high renter concentration support leasing stability for well-managed assets.
- Elevated ownership costs in the metro reinforce multifamily demand and can aid retention.
- Household growth and income gains within 3 miles expand the tenant base and support absorption.
- Risk: Below-median safety metrics and affordability pressure require prudent security and rent strategies.