| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 67th | Good |
| Amenities | 10th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9550 Campo Rd, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1986 |
| Units | 47 |
| Transaction Date | 2024-02-08 |
| Transaction Price | $8,000,000 |
| Buyer | 9550 CAMPO ROAD LLC |
| Seller | ANN PECKHAM KEENAN TRUST |
9550 Campo Rd Spring Valley Multifamily Investment
Neighborhood occupancy is strong and ownership costs are elevated, pointing to durable renter demand near 9550 Campo Rd, according to WDSuite’s CRE market data; these metrics refer to the surrounding neighborhood, not the property itself.
Spring Valley’s suburban setting offers everyday conveniences with moderate restaurant density, though immediate retail like groceries and pharmacies is less concentrated. Average school ratings are around the middle of the pack, giving the area broad family appeal without commanding premier pricing.
Occupancy in the neighborhood is high and competitive among San Diego-Chula Vista-Carlsbad neighborhoods, and sits in the top quartile nationally — a positive signal for lease-up and renewal stability. Within a 3-mile radius, an estimated 43% of housing units are renter-occupied, indicating a sizable tenant base that can support multifamily absorption.
Local home values are elevated relative to national norms, and value-to-income ratios are high for the neighborhood, which tends to reinforce reliance on rental housing and can support pricing power when managed thoughtfully. At the same time, rent-to-income levels appear manageable in the area, which can aid retention and reduce turnover risk.
The property’s 1985 construction is newer than the neighborhood’s average vintage, suggesting competitive positioning versus older stock; investors should still plan for selective modernization and building systems updates typical for assets of this era. Based on WDSuite’s commercial real estate analysis, population and household trends within a 3-mile radius show recent growth with forecasts indicating smaller household sizes and continued household count expansion — dynamics that generally support a larger renter pool over time.
Safety indicators for the neighborhood track below national averages (national percentiles for crime are lower rather than higher), placing the area as less safe compared with many U.S. neighborhoods. Within the San Diego metro, the neighborhood ranks in the lower tier for safety relative to the 621 neighborhoods evaluated.
Recent data also show year-over-year increases in both property and violent offenses locally. Investors typically account for this by underwriting security measures, lighting and access controls, and by monitoring insurance and operating cost assumptions. Conditions can change over time, so continued tracking is advisable.
Proximity to defense, energy, distribution, wireless, and life sciences employers underpins workforce housing demand and commute convenience for renters. The list below reflects nearby anchors that are relevant to tenant retention and leasing stability.
- L-3 Telemetry & RF Products — defense & aerospace electronics (9.8 miles)
- Sempra Energy — energy utilities (10.2 miles) — HQ
- Sysco — food distribution (13.5 miles)
- Qualcomm — wireless & semiconductors (15.7 miles) — HQ
- Celgene Corporation — biopharma (16.0 miles)
This 47-unit asset in Spring Valley benefits from neighborhood occupancy that is competitive across the San Diego metro and in the top quartile nationally, supporting stable cash flow potential. Elevated ownership costs in the area help sustain demand for rentals, while rent-to-income levels appear manageable enough to aid resident retention. The 1985 vintage is newer than the local average, offering relative competitiveness versus older stock along with targeted value-add potential through modernization.
Households within a 3-mile radius have expanded recently and are projected to keep rising even as household sizes trend smaller, which typically supports a larger tenant base and occupancy stability over time. Nearby employment anchors in defense, energy, distribution, wireless, and life sciences add demand depth across cycles, according to CRE market data from WDSuite.
- High neighborhood occupancy — competitive in metro and top quartile nationally
- Elevated home values reinforce rental demand and support pricing power
- 1985 construction provides competitive positioning with selective value-add upside
- Diverse employer base within ~10–16 miles supports leasing and retention
- Risk: Below-average safety metrics warrant security planning and prudent insurance assumptions