| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 50th | Fair |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9765 Dale Ave, Spring Valley, CA, 91977, US |
| Region / Metro | Spring Valley |
| Year of Construction | 1980 |
| Units | 36 |
| Transaction Date | 1994-12-20 |
| Transaction Price | $1,075,000 |
| Buyer | HARBOR POINT ASSOCIATES |
| Seller | BLOOM BARBARA K |
9765 Dale Ave Spring Valley Multifamily Investment
Positioned in an inner-suburb pocket with historically high neighborhood occupancy and solid renter demand, this asset benefits from tight for-rent supply and proximity to major employment nodes, according to WDSuite’s CRE market data.
Spring Valley sits within the San Diego-Chula Vista-Carlsbad metro and this neighborhood rates competitive among 621 metro neighborhoods, supported by strong occupancy and steady renter demand. Amenity access is a relative strength, with grocery, pharmacy, and everyday services placing the area competitive within the metro and above many neighborhoods nationally, which helps leasing velocity and retention.
Neighborhood occupancy trends are robust and above most U.S. neighborhoods, supporting revenue stability for multifamily. Median contract rents in the neighborhood track on the higher side relative to national norms, but the rent-to-income profile remains manageable for many local households, which can reduce turnover risk and support consistent collections.
Within a 3-mile radius, recent years show population and household growth, pointing to a larger tenant base; forward-looking projections indicate a modest population dip alongside a rise in household counts and smaller household sizes, which can still expand the renter pool and support occupancy stability. Renter-occupied share in the neighborhood is in the low-to-mid 40% range, indicating a balanced tenure mix that can provide depth for multifamily demand without excessive competitive pressure from transient renter concentrations.
Local livability factors are mixed but workable for workforce renters. Everyday conveniences test well; however, park access within immediate neighborhood boundaries is limited, and school options trend around the national midpoint. Elevated ownership costs in the area relative to national levels tend to sustain reliance on rental housing, which can support pricing power and retention for well-managed properties.
Safety outcomes for this neighborhood trend below metro averages, ranking in the lower half among 621 San Diego–area neighborhoods and in the lower quartile nationally. Recent data show a slight year-over-year improvement in property-related incidents alongside an uptick in violent offenses, suggesting a mixed trendline. Investors typically underwrite to these dynamics with focused security measures and tenant screening to sustain occupancy and collections while monitoring neighborhood trends over time.
Nearby defense, energy, distribution, and life sciences employers help anchor regional employment and support renter demand through commute convenience. The list below highlights notable nodes within a ~10–16 mile radius that contribute to leasing stability for workforce and professional tenants.
- L-3 Telemetry & RF Products — defense & aerospace (10.2 miles)
- Sempra Energy — utilities & energy (10.4 miles) — HQ
- Sysco — food distribution (13.8 miles)
- Qualcomm — wireless technology (16.1 miles) — HQ
- Celgene Corporation — biopharma offices (16.3 miles)
The investment case centers on tight neighborhood occupancy and sustained renter demand supported by strong everyday amenities and elevated regional ownership costs. According to CRE market data from WDSuite, the neighborhood’s occupancy level ranks well versus both metro and national benchmarks, which can translate to steadier cash flows for well-run assets. Within a 3-mile radius, recent growth in population and households has expanded the tenant base, and forward projections point to smaller household sizes with more households overall—conditions that typically support apartment absorption and leasing stability.
Demand is reinforced by proximity to diversified employment hubs across defense, energy, distribution, and tech. At the same time, investors should underwrite prudently to mixed safety trends and acknowledge limited park access and middling school ratings within the neighborhood. With professional management and targeted capital planning, the property can compete effectively for workforce renters seeking convenience and value relative to homeownership in this high-cost ownership market.
- High neighborhood occupancy supports cash flow stability versus broader national benchmarks
- Everyday amenities and employment access aid leasing velocity and retention
- 3-mile area shows a larger tenant base and projected household growth, supporting absorption
- Elevated ownership costs in the region sustain renter reliance on multifamily housing
- Risks: below-metro safety metrics, limited park access, and average school performance warrant conservative underwriting