| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 38th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8951 Jamacha Rd, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1979 |
| Units | 32 |
| Transaction Date | 2021-08-02 |
| Transaction Price | $6,800,000 |
| Buyer | NORTH STAR HOMES LP |
| Seller | CGI 1 LP |
8951 Jamacha Rd, Spring Valley CA Multifamily Opportunity
Neighborhood occupancy is among the strongest in the San Diego metro, supporting stable leasing dynamics, according to WDSuite’s CRE market data. This positioning favors durable cash flow in an area where renter demand is reinforced by high ownership costs.
Positioned in Spring Valley’s Urban Core, the property benefits from a neighborhood that ranks 299 out of 621 San Diego neighborhoods (B-), reflecting solid livability with pragmatic investor appeal. Neighborhood occupancy ranks 1 of 621 and sits in the top tier nationally, signaling tight availability and support for pricing and retention in comparable assets.
Daily needs are well served: grocery and pharmacy access score in high national percentiles, while parks and cafés are comparatively limited. School ratings trend below national averages, which may modestly temper family-driven demand but does not negate workforce-oriented leasing fundamentals.
Home values are elevated versus national norms, which typically sustains reliance on rental housing and can support lease retention. Median contract rents in the neighborhood sit well below median household incomes, suggesting manageable rent-to-income levels that can aid renewal stability and reduce turnover risk.
Within a 3-mile radius, demographic data show a slight population contraction alongside an increase in households and smaller average household sizes—factors that generally expand the renter pool and support occupancy. Renter-occupied housing comprises roughly one-third of units locally, indicating a meaningful but not saturated tenant base for multifamily operators. These dynamics, based on CRE market data from WDSuite, point to steady demand drivers with room for selective value positioning.
Safety indicators are below national averages (national percentile in the lower third), and the area ranks below the metro midpoint (375 out of 621 San Diego neighborhoods). For investors, this suggests the need for attentive property management practices and resident experience strategies to support retention.
Recent trends are mixed: estimated property offenses declined year over year, while estimated violent offenses increased. These directional shifts underscore the importance of monitoring neighborhood trends over time rather than relying on a single-year snapshot.
Proximity to major employers supports a broad workforce renter base and commute convenience, including Sempra Energy, L3Harris (Telemetry & RF Products), Sysco, Qualcomm, and Celgene. This mix spans energy infrastructure, defense/aerospace, food distribution, and technology/biotech roles that can underpin leasing stability.
- Sempra Energy — energy infrastructure (8.8 miles)
- Sempra Energy — energy infrastructure (9.2 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (10.6 miles)
- Sysco — food distribution (15.6 miles)
- Qualcomm — technology & wireless (16.7 miles) — HQ
- Celgene Corporation — biotechnology (16.8 miles)
This 32-unit asset, built in 1979, aligns with a submarket showing exceptional neighborhood occupancy performance relative to the San Diego metro, indicating tight renter supply and support for stable cash flows. Elevated home values reinforce renter reliance on multifamily housing, while neighborhood rent levels remain supportable against incomes—factors that can aid renewal and reduce concessions. According to commercial real estate analysis from WDSuite, nearby amenities skew toward grocery and pharmacy access, positioning the asset for everyday convenience even as parks and cafés are thinner.
Within a 3-mile radius, households are increasing and average household size is trending lower, pointing to a larger, more fragmented renter pool over time. The 1979 vintage suggests planning for selective capital projects and value-add upgrades to enhance competitiveness versus newer stock. Key watch items include below-average school ratings and safety metrics that are weaker than national norms, which call for active management and targeted resident services.
- Tight neighborhood occupancy supports pricing power and lease retention
- High-cost ownership market sustains multifamily demand and reduces move-outs
- Growing household counts within 3 miles expand the renter pool
- 1979 vintage offers value-add potential with targeted capital planning
- Risks: below-average safety and school ratings require active management