| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 25th | Poor |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9249 Birch St, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1984 |
| Units | 48 |
| Transaction Date | 2024-08-12 |
| Transaction Price | $10,200,000 |
| Buyer | TC HOLDINGS BIRCH TERRACE LLC |
| Seller | PI PROPERTIES NO 5 LLC |
9249 Birch St, Spring Valley CA Multifamily Opportunity
Renter concentration is high and neighborhood occupancy trends are stable, supporting demand resilience according to WDSuite’s CRE market data.
Located in Spring Valley’s inner-suburban fabric of the San Diego metro, the property sits in a neighborhood with solid renter demand signals. Neighborhood occupancy is in the mid‑90s, and the renter-occupied share is among the highest in the metro, indicating a deep tenant base that can support leasing stability and retention for well-managed assets.
Local amenity density is limited for cafes, groceries, and pharmacies, but park access is a relative strength, ranking in the top tier nationally. For investors, this mix suggests value for workforce-oriented renters who prioritize open space and commute access over boutique retail.
Home values in the neighborhood are elevated relative to incomes (high national percentile for value-to-income) within the San Diego context. This high-cost ownership backdrop tends to sustain reliance on rental housing, which can reinforce pricing power and reduce move-out risk for competitive multifamily properties. At the same time, neighborhood rent-to-income sits on the lower end nationally, a constructive sign for affordability headroom and lease retention.
Within a 3‑mile radius, demographics from WDSuite indicate a broadly stable population with a modest increase in households and a gradual decrease in household size. Rising household incomes and forward projections for additional household growth point to a larger renter pool over time, which supports occupancy stability and measured rent growth for quality product.
Vintage and positioning: Built in 1984, the asset is slightly newer than the neighborhood’s average vintage. That positioning can be advantageous versus older stock, while still leaving room for targeted value‑add—such as systems modernization and interior refreshes—to enhance competitiveness and NOI durability.
Neighborhood safety indicators are below national and metro averages, according to WDSuite’s CRE market data. The neighborhood ranks 557 out of 621 San Diego‑area neighborhoods on crime, signaling comparatively higher incident levels than many parts of the metro.
For underwriting, investors often respond with practical measures: emphasize lighting and access control, align security protocols with resident expectations, and budget for risk‑based insurance. Monitoring year‑over‑year trends and comparing to nearby submarkets can help calibrate rent growth, renewal strategy, and operating reserves.
Proximity to major employers across energy, defense/aerospace, food distribution, and life sciences supports a broad workforce renter base and commute convenience. Featured employers include Sempra Energy, L‑3 Telemetry & RF Products, Sysco, Qualcomm, and Celgene.
- Sempra Energy — energy infrastructure (9.5 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (10.8 miles)
- Sysco — food distribution (15.5 miles)
- Qualcomm — wireless & semiconductors (16.9 miles) — HQ
- Celgene Corporation — biopharma (17.0 miles)
This 48‑unit, 1984‑vintage asset in Spring Valley aligns with durable renter demand fundamentals: high neighborhood renter concentration, occupancy in the mid‑90s, and an ownership market characterized by elevated home values. Together, these factors suggest a deep tenant base and potential pricing power for competitive product, according to CRE market data from WDSuite.
Within a 3‑mile radius, household counts and incomes are trending higher while household sizes edge lower—conditions that typically expand the renter pool and support steady absorption. Relative to older stock, the 1984 vintage provides a platform for targeted value‑add and systems modernization to strengthen leasing velocity and retention.
- High neighborhood renter concentration and stable occupancy support leasing durability
- High‑cost ownership market sustains rental demand and pricing power potential
- Within 3 miles, rising household counts and incomes point to renter pool expansion
- 1984 vintage offers targeted value‑add and systems upgrades to enhance competitiveness
- Risk: below‑average safety metrics and thin retail amenities may require enhanced security and careful rent positioning