| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 38th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 914 Gillespie Dr, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1984 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
914 Gillespie Dr Spring Valley Multifamily Investment
Neighborhood occupancy is among the highest in the metro, supporting lease stability and pricing discipline, according to WDSuite’s CRE market data. Position within San Diego County adds durable renter demand from nearby employment centers and a high-cost ownership market.
Situated in Spring Valley within the San Diego-Chula Vista-Carlsbad metro, the neighborhood posts a B- rating and ranks 299 out of 621 metro neighborhoods, placing it above the metro median. Grocery and pharmacy access test strong by national standards (both well above the 90th percentile), while restaurants are comparatively plentiful; by contrast, cafes and parks are limited—an operational consideration for marketing and amenities programming.
The area’s housing stock skews slightly older than the metro average (neighborhood average year is 1978), and this 1984 vintage property is somewhat newer. That positioning can help competitive standing versus older stock, while still warranting targeted capital planning for systems, interiors, and common-area upgrades to drive rent realization.
Schools rate below national averages, which may modestly limit family-oriented demand compared to top-rated districts; however, strong daily needs access (grocers, pharmacies) and proximity to employment nodes can support workforce renter interest and retention.
Renter-occupied housing concentration in the 3-mile radius is roughly one-third, indicating a defined but not saturated tenant base. Within that same 3-mile radius, households have grown modestly even as population edged lower, implying smaller household sizes and steady formation that supports multifamily leasing depth. Median household incomes trend above national norms, while contract rents are likewise elevated; the rent-to-income profile suggests manageable affordability pressure that still requires attentive lease management and renewal strategies.
At the neighborhood level, multifamily occupancy ranks 1 out of 621—top nationally—signaling tight supply-demand conditions. For investors, that backdrop supports lower vacancy downtime and disciplined concessions, while still requiring careful pricing to maintain renewal capture given elevated home values in San Diego County.
Safety indicators for the neighborhood trend below national averages. The area’s overall standing aligns with the lower national percentiles, suggesting investors should underwrite conservative security and lighting plans and consider resident-experience investments that support retention.
Property offenses have improved recently (declines over the past year), which is a constructive trend, while violent offense metrics remain weaker relative to national comparisons. In the metro context, the neighborhood sits in the lower half of the 621-neighborhood distribution. Framing: this is not an outlier for an urban core submarket, but underwriting should reflect elevated loss-prevention and insurance considerations.
Employment anchors within commuting range include energy, defense/aerospace, food distribution, and wireless technology—drivers that support a broad workforce renter base and weekday occupancy. Listed below by proximity are Sempra Energy, L-3 Telemetry & RF Products, Sysco, and Qualcomm.
- Sempra Energy — utilities (8.7 miles)
- Sempra Energy — utilities (9.1 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (10.7 miles)
- Sysco — food distribution (15.8 miles)
- Qualcomm — wireless technology (16.9 miles) — HQ
This 48-unit, 1984-vintage asset benefits from tight neighborhood conditions and strong daily-needs access. Based on CRE market data from WDSuite, the neighborhood ranks at the top of the metro and national distributions for occupancy, a constructive signal for stabilized leasing and limited downtime. The property’s slightly newer-than-neighborhood-average vintage offers value-add angles in interiors, energy systems, and amenities to sharpen competitiveness versus older stock.
Within a 3-mile radius, household growth alongside smaller household sizes points to a steady renter pool, while elevated home values in San Diego County reinforce renter reliance on multifamily housing. Income levels trend solid relative to national benchmarks, supporting rent throughput, though below-average school ratings and softer safety standing argue for thoughtful underwriting and resident-experience enhancements.
- Occupancy backdrop among the strongest metro-wide supports stable leasing and constrained concessions.
- 1984 vintage presents actionable value-add and systems-upgrade potential versus older neighborhood stock.
- Strong grocery/pharmacy access and proximity to major employers underpin workforce demand and retention.
- High-cost ownership market supports renter reliance, with income levels that can sustain rent collections.
- Risks: below-average school ratings, limited parks/cafes, and safety metrics below national norms warrant conservative underwriting.