For sale

$16,390,000

Est. $106,351/mo —

•

36,960

sq ft

9249 Birch St, Spring Valley, CA 91977

About this home

Birch Terrace Apartments is a rare opportunity to acquire a recently renovated 48-unit community in the La Presa neighborhood of Spring Valley with significant upside through potential ADU conversion of existing carports, garage and storage space, a rarity for assets of this scale in San Diego County. Having received the majority of its capital improvements in a 2025 renovation, the property is turnkey and cash-flowing from day one, featuring a strong unit mix of sixteen 1BR/1BA, thirty-one 2BR/1BA, and one 3BR/1.5BA unit, most with in-unit laundry, supporting strong rents and quality tenancy in a high-demand rental corridor near major East County employment centers. A feasibility assessment indicates up to 12 units (approx. 25%) may be eligible for conversion, giving investors a rare combination of day-one stability and a defined, built-in upside strategy in a growing East County market.

Multi-familyProperty Type

$443Price/Sq.Ft.

Listed by Jordan Concepcion •DRE #01936834 • Apartment Realty Group (ARG)

•858-461-9910 (agent)

•jordan.concepcion@arg1031.com (agent)

Listing updated: Aug 10, 2026 at 10:43am

Redfin checked: a minute ago

•Source:SDMLS #260019532

Payment calculator

$106,351 per month

Principal and interest$86,137

Property taxes

$17,073

HOA dues

Home insurance

$3,141

Utilities

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Open houses

No upcoming open houses.

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Around this home

Schools

K - 12
Preschool & daycare

Kempton Street Elementary School

Public K-5 • Assigned • 0.4mi

5/10

Science, Technology, Engineering, Arts, And Math Academy At La Presa

Public 5-8 • Assigned • 0.4mi

6/10

Monte Vista High School

Public 9-12 • Assigned • 2.1mi

6/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Property details

Interior
Exterior
Finance

Interior features
Unbranded virtual tour available

Bathrooms
48 full bathrooms
1 half bathroom

Sale and tax history for 9249 Birch St

Sale History
Tax History

Date

Event

Price

SDMLS #260019532

Aug 10, 2026

Listed

$16,390,000

$443/sq ft

SDMLS #260009341

Jul 27, 2026

Listing Removed

—

Apr 20, 2026

Listed

$16,390,000

$443/sq ft

SDMLS #260002491

Apr 1, 2026

Listing Removed

—

Feb 2, 2026

Listed

$16,790,000

$454/sq ft

SDMLS #220024909

Aug 28, 2024

Sold

$10,200,000

$276/sq ft

Sep 9, 2022

Listed

$11,000,000

$298/sq ft

APPFOLIO #4

Apr 23, 2024

Rental Removed

$1,950

$0/sq ft

Apr 10, 2024

Listed for Rent

$1,950

$0/sq ft

APPFOLIO #3

Mar 19, 2024

Rental Removed

$1,895

$0/sq ft

Mar 19, 2024

Listed for Rent

$1,895

$0/sq ft

APPFOLIO #2

Mar 13, 2024

Rental Removed

$1,595

$0/sq ft

Jan 26, 2024

Listed for Rent

$1,595

$0/sq ft

Jan 4, 2024

Rental Removed

$1,595

$0/sq ft

Dec 6, 2023

Listed for Rent

$1,595

$0/sq ft

APPFOLIO #1

Mar 19, 2024

Rental Removed

$1,895

$0/sq ft

Mar 19, 2024

Listed for Rent

$1,895

$0/sq ft

Dec 6, 2023

Rental Removed

$1,650

$0/sq ft

Nov 30, 2023

Listed for Rent

$1,650

$0/sq ft

SDMLS #220024303

Nov 18, 2022

Listing Removed

—

Sep 12, 2022

Listed

$14,640,000

$396/sq ft

Public Records

Apr 29, 2020

Sold

$8,855,000

$240/sq ft

Public Records

Oct 7, 2005

Sold

$5,550,000

$150/sq ft

Public Records

Jun 1, 2000

Sold

$1,950,000

$53/sq ft

Year

Property tax

Land + Additions

Assessment*

2025

$148,165 (+9.5%)

$5,304,000 + $5,100,000

$10,404,000

2024

$135,281 (+3.4%)

$5,200,000 + $5,000,000

$10,200,000

2023

$130,889 (+1.9%)

$4,889,239 + $4,603,176

$9,492,415

2022

$128,495 (+0.8%)

$4,793,372 + $4,512,918

$9,306,290

2021

$127,431 (+27.6%)

$4,699,385 + $4,424,430

$9,123,815

2020

$99,858 (+1.5%)

$4,607,241 + $4,337,677

$8,944,918

2019

$98,369 (+12.6%)

$2,698,897 + $4,217,027

$6,915,924

2018

$87,337 (+1.6%)

$2,645,978 + $4,134,341

$6,780,319

2017

$85,996 (+2.8%)

$2,434,000 + $3,566,000

$6,000,000

2016

$83,641 (+24.2%)

$2,434,000 + $3,566,000

$6,000,000

2015

$67,351

$2,434,000 + $3,566,000

$6,000,000

2014

$67,320 (+6.3%)

$1,850,000 + $2,710,000

$4,560,000

2013

$63,333 (−5.8%)

$1,850,000 + $2,710,000

$4,560,000

2012

$67,253

$1,700,000 + $2,500,000

$4,200,000

2011

$67,213 (−17.0%)

$1,900,000 + $2,700,000

$4,600,000

2010

$80,982

$1,900,000 + $2,700,000

$4,600,000

2009

$81,000 (+4.8%)

$2,286,776 + $3,573,088

$5,859,864

2008

$77,293

$2,292,209 + $3,581,577

$5,873,786

Public record

Public record
Zoning

Beds

Baths

Stories

Lot width

—

Lot depth

—

Lot size

1.23 Acres

Year renovated

1984

Finished Sq. Ft.

—

Unfinished Sq. Ft.

—

Total Sq. Ft.

35,618

Year built

1984

Style

Multi-Family (5+ Unit)

County

San Diego County

APN

5782001200

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Aug 20, 2026.

M52

Limited Impact Industrial

The M52 Use Regulations are intended to create and preserve areas where manufacturing and industrial uses which evidence no or very low nuisance characteristics may locate. Non-industrial uses which support or are adjuncts to industrial uses and are compatible with such uses are permitted within the zone particularly administrative, sales, and services uses. Typically, the M52 Use Regulations would be applied in urban or suburban areas where nuisance characteristics involving noise, odor, traffic generation or unsightliness were undesired and where all uses (with certain exceptions) would be conducted entirely within enclosed buildings. Various applications of the M52 Use Regulations with appropriate development designators can create a community of industries in a high quality industrial park or a strip of low impact industrial uses.

Permitted uses

Include but are not limited to:

Community / recreation center
Commercial laundry
Manufacturing
Warehouse
Fire house
Police station
Post office
Recreation-Other
Agriculture-Cropland
Timberland

Climate risks

1/10 Flood Factor

Minimal risk of a flood reaching the building in the next 30 years

3/10 Fire Factor

0.46% chance of being in a wildfire in next 30 years

5/10 Heat Factor

7 days above 93° expected this year, 18 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

3/10 Air Factor

3 unhealthy days expected this year, 3 days in 30 years

Provided by First Street

Historical weather

Spring Valley, CA • 91977

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

87/ 100

Very good sunlight

Sunscore

There appears to be minimal shading by surrounding buildings, terrain, and vegetation.

10.1 hrs

7 hrs

JuneDecember

Provided by Shadowmap

Redfin Estimate for 9249 Birch St

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New listings for sale in 91977

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$437,000

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9210 Kenwood Dr. H, Spring Valley, CA 91977

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3653-55 S Barcelona St, Spring Valley, CA 91977

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3 beds2 baths1,248 sq ft

2515 Sweetwater Rd #12, Spring Valley, CA 91977

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Details provided by SDMLS and may not match the public record. Learn more.

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About this home

Payment calculator

Mortgage resources

See this home in person

Nearby open houses (10)

Around this home

Schools

Lifestyle

Property details

Sale and tax history for 9249 Birch St

Public record

Climate risks

Historical weather

Sun exposure

Redfin Estimate for 9249 Birch St

Early Access listings

Nearby similar homes

New listings for sale in 91977

More real estate resources