| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 39th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9062 Kenwood Dr, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1979 |
| Units | 20 |
| Transaction Date | 2013-02-19 |
| Transaction Price | $1,900,000 |
| Buyer | DAN AND ANNE VELAZQUEZ FAMILY TRUST |
| Seller | VW C FENWAY DR 10 LLC |
9062 Kenwood Dr, Spring Valley CA Multifamily Investment
Neighborhood occupancy is steady and renter concentration is meaningful, suggesting durable leasing fundamentals for a well-managed 20‑unit asset, according to WDSuite s CRE market data. Elevated ownership costs in the area tend to support renter reliance and pricing power without overextending typical rent-to-income levels.
This Inner Suburb of the San Diego-Chula Vista-Carlsbad metro shows healthy multifamily signals. Neighborhood occupancy is above national norms and has trended slightly upward over the past five years, supporting income stability for properties competing at the local price point. The share of housing units that are renter-occupied is above the metro median, indicating a deeper tenant base and pragmatic renewal potential during softer leasing seasons.
Amenity density inside the immediate neighborhood ranks lower within the metro (589 of 621 overall), so residents typically draw on broader San Diego corridors for retail and services. From an investor lens, this places more weight on functional on-site features and operational execution to capture and retain demand.
Within a 3-mile radius, population and households have grown in recent years, with forecasts pointing to additional household growth and a modest reduction in average household size. For multifamily owners, this implies a larger tenant base and more single- and couple-household formation that can support absorption and occupancy stability even as renter preferences evolve.
Home values in the neighborhood are elevated compared with national benchmarks, and the value-to-income ratio sits in the top national percentiles. In practice, this high-cost ownership environment reinforces reliance on rentals and can aid lease retention. At the same time, rent-to-income levels remain manageable relative to coastal peers, which helps mitigate turnover risk while still allowing for disciplined rent growth strategies.
At the neighborhood level, average NOI per unit ranks in the upper tier versus peers in the metro, reflecting solid income potential where operations are efficient and unit finishes meet renter expectations. While schools data are not available for this neighborhood, demographic composition within 3 miles is broad-based across working-age cohorts, which supports a stable workforce renter pool.
Safety metrics for the neighborhood track below the metro median and below the national median for similar areas, indicating comparatively higher reported incidents than many San Diego neighborhoods. That said, recent trends show a year-over-year decline in violent offense estimates, suggesting incremental improvement even as conditions remain a consideration for underwriting.
For investors, this means factoring in enhanced lighting, access control, and community engagement as part of the operating plan, and calibrating marketing and pricing to remain competitive with nearby submarkets that score stronger on safety. Comparisons should be made at the neighborhood level: this area is below metro average among 621 San Diego metro neighborhoods, while select adjacent areas may perform closer to the top quartile nationally.
Proximity to diversified employers across energy/utilities, aerospace and defense, foodservice distribution, wireless technology, and biotech underpins local renter demand and commute convenience. The employers below represent key demand drivers accessible from the neighborhood.
- L-3 Telemetry & RF Products aerospace & defense (9.41 miles)
- Sempra Energy energy & utilities (9.57 miles) HQ
- Sysco foodservice distribution (13.53 miles)
- Qualcomm wireless technology (15.39 miles) HQ
- Celgene Corporation biotechnology (15.58 miles)
9062 Kenwood Dr is a 20 unit multifamily asset in an inner suburban pocket of the San Diego metro where neighborhood occupancy is solid and trending stable. Elevated home values relative to national benchmarks support renter reliance, while rent-to-income levels suggest room for disciplined pricing without overextending residents. Within a 3-mile radius, recent and forecast growth in households expands the tenant base and supports lease up and renewal performance.
Based on CRE market data from WDSuite, the neighborhood s renter concentration and above average occupancy provide a constructive backdrop for steady cash flow, with neighborhood level NOI per unit ranking in the upper tier among metro peers. Investors should underwrite operational enhancements and curb appeal to offset limited on-block amenities and to compete effectively across nearby San Diego submarkets.
- Occupancy stability at the neighborhood level supports cash flow consistency and renewal capture.
- High-cost ownership market reinforces renter demand and can aid retention.
- 3-mile household growth expands the tenant base and supports absorption.
- Neighborhood NOI per unit ranks in the upper tier versus metro peers, indicating income potential with efficient operations.
- Risks: amenity scarcity in the immediate neighborhood and below-metro-average safety metrics may weigh on perception; plan for property-level upgrades and calibrated pricing.