| 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 | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9249 Birch St Spring Valley Multifamily Investment
Neighborhood fundamentals show a high renter concentration and steady occupancy, supporting a deep tenant base for a 48-unit asset; according to WDSuite s CRE market data, the area s occupancy is measured at the neighborhood level rather than the property.
Positioned in an inner suburb of the San Diego metro, the neighborhood posts a measured occupancy of 94.4% (neighborhood-level) and a renter-occupied share of housing units around 77%, suggesting durable leasing demand for multifamily. While this occupancy rank sits closer to the metro middle tier, it indicates a stable baseline from which to manage renewals and pricing.
Amenity density inside the neighborhood is limited relative to the metro, but park access stands out, ranking among the top national percentiles for parks per square mile. For investors, this mix implies residents may travel outside the immediate blocks for daily retail while benefiting from strong open-space access a tradeoff common in inner-suburban pockets.
Construction vintage skews slightly newer than nearby stock: the property s 1984 build compares to a local average closer to the early 1980s. That positioning can support competitiveness versus older comparables, though investors should underwrite typical 1980s systems updates (exteriors, MEPs, interiors) for value-add or lifecycle planning.
Within a 3-mile radius, WDSuite s demographics indicate households have grown modestly with smaller average household sizes expected over the next five years, which can expand the renter pool and support occupancy stability. Median home values in the neighborhood are elevated compared with many areas nationally, and the value-to-income ratio ranks high, which tends to reinforce reliance on rental housing and can support lease retention for well-maintained, appropriately positioned communities.
Safety indicators trend below national norms in this neighborhood. The area s crime rank is toward the higher end (557 out of 621 San Diego metro neighborhoods), and national percentiles sit on the lower side for both violent and property offenses, signaling that operators should incorporate enhanced on-site management practices and security considerations into underwriting.
For investors, the takeaway is risk management rather than avoidance: proactive lighting, access control, and resident engagement can help mitigate exposure, and comparative pricing should reflect the neighborhood s standing versus stronger-ranked San Diego sub-areas.
Proximity to major regional employers supports a broad commuter tenant base, with energy, defense/aerospace, logistics, and life sciences anchoring demand. The companies below reflect realistic commute sheds that can aid leasing and retention.
- Sempra Energy energy utilities (9.5 miles) HQ
- L-3 Telemetry & RF Products defense & aerospace (10.7 miles)
- Sysco foodservice distribution (15.5 miles)
- Qualcomm wireless & semiconductors (16.9 miles) HQ
- Celgene Corporation biopharma (16.9 miles)
This 48-unit, 1984-vintage asset sits in an inner-suburban pocket where neighborhood-level occupancy is measured at roughly the mid-to-high range for the metro and renter-occupied housing share is substantial, indicating depth in the tenant base. Elevated ownership costs locally continue to support reliance on multifamily, aiding lease retention for well-managed properties. Based on CRE market data from WDSuite, the area combines steady occupancy with strong park access but lighter neighborhood retail density, favoring communities that offer practical on-site conveniences.
From an execution standpoint, vintage supports a value-add or targeted modernization plan to enhance competitiveness versus older stock while minding affordability pressure (rent-to-income near the upper range locally) through thoughtful unit mix and amenity programming. Safety ranks below metro standouts, so underwriting should include modest security and operational CapEx and pricing calibrated to submarket alternatives.
- Stable neighborhood-level occupancy and high renter concentration support demand depth
- 1984 vintage offers clear value-add and modernization pathways to drive NOI
- Elevated ownership costs in the area reinforce renter reliance and lease retention
- Strong park access offsets lighter in-neighborhood retail, favoring on-site convenience strategies
- Risks: below-average safety rankings and affordability pressure warrant conservative underwriting