| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 50th | Fair |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9721 Dale Ave, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1976 |
| Units | 24 |
| Transaction Date | 2013-11-06 |
| Transaction Price | $2,650,000 |
| Buyer | MANGIAMELI JOANNE |
| Seller | HENNESSY KATHLEEN CONNOLLY |
9721 Dale Ave Spring Valley Multifamily Investment
Neighborhood occupancy is high and has strengthened over the past five years, supporting stable leasing and cash flow, according to WDSuite’s CRE market data. A balanced renter base and high-cost ownership environment in Spring Valley underpin durable multifamily demand.
This Inner Suburb location in Spring Valley is competitive among San Diego neighborhoods (157 of 621), with tenant demand reinforced by strong neighborhood occupancy and a renter-occupied share that supports depth in the local tenant pool. Within a 3-mile radius, households and incomes have grown in recent years, expanding the renter base and supporting rent levels.
Daily needs are well-covered: grocery and pharmacy density ranks in the top decile nationally, while cafes and restaurants are above average. Park access is limited in the immediate neighborhood, which may be a consideration for resident experience, but other amenities and services help offset this from a leasing standpoint. Average school ratings sit near the national midpoint, which is typical for many San Diego inner-ring locations.
Home values in the neighborhood are elevated relative to national benchmarks, and the value-to-income ratio ranks high nationally. For investors, this high-cost ownership market tends to sustain reliance on rental housing and can support retention and pricing power. At the same time, rent-to-income levels are moderate for the area, which can mitigate affordability pressure and contribute to lease stability.
Within a 3-mile radius, population and household trends indicate a larger tenant base today and forecasts point to higher household counts alongside smaller household sizes over the next several years. That mix typically supports steady multifamily absorption and occupancy resilience, even if overall population growth moderates.
Safety outcomes in this neighborhood are below national averages based on comparative percentiles: overall crime indicators sit around the lower quartiles nationally, placing the area less favorably than many U.S. neighborhoods. Within the San Diego metro context (621 neighborhoods), the neighborhood’s crime rank signals it trails safer parts of the region.
Recent trends are mixed: property offense rates show slight year-over-year improvement, while violent offense rates have increased over the past year. Investors typically account for these dynamics through security measures and tenant screening, and by evaluating submarket micro-locations rather than relying on block-level conclusions.
Proximity to major employers supports workforce housing demand and commute convenience for residents. Nearby employment anchors include aerospace and defense, energy utilities, foodservice distribution, wireless technology, and biotech—sectors reflected below.
- L-3 Telemetry & RF Products — aerospace & defense (10.1 miles)
- Sempra Energy — energy utilities (10.4 miles) — HQ
- Sysco — foodservice distribution (13.8 miles)
- Qualcomm — wireless technology (16.0 miles) — HQ
- Celgene Corporation — biotech (16.3 miles)
This 24-unit asset benefits from a San Diego inner-suburban setting where neighborhood occupancy is strong and the renter base is meaningful. Elevated home values and a high value-to-income ratio indicate a high-cost ownership market that tends to reinforce multifamily demand and support retention. Within a 3-mile radius, households and incomes have risen, expanding the tenant base and supporting rent levels; forward projections suggest continued growth in household counts even as household sizes ease, which typically sustains absorption and occupancy. According to CRE market data from WDSuite, the neighborhood’s occupancy performance outpaces many U.S. areas, aligning with durable renter demand fundamentals.
Amenity coverage for daily needs is strong (notably grocery and pharmacy), which helps leasing velocity, while limited nearby park space and below-average safety percentiles are considerations for resident experience and operating strategies. Overall, the location profile suggests steady performance potential with prudent expense planning and asset management.
- Strong neighborhood occupancy and steady renter demand support stable cash flow
- High-cost ownership market reinforces reliance on rentals and pricing power
- 3-mile household and income growth expands the tenant base, aiding absorption
- Daily-needs amenities (grocery/pharmacy) bolster leasing, despite limited park access
- Risks: below-average safety percentiles and operating needs typical of older stock