| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 54th | Fair |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10836 Calle Verde, La Mesa, CA, 91941, US |
| Region / Metro | La Mesa |
| Year of Construction | 1987 |
| Units | 90 |
| Transaction Date | --- |
| Transaction Price | $600,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
10836 Calle Verde, La Mesa Multifamily Positioning
Neighborhood fundamentals point to durable renter demand and mid-cycle occupancy stability, according to WDSuite’s CRE market data, with pricing power influenced by a high-cost ownership market and a deepening 3-mile renter pool.
The property sits in a suburban La Mesa neighborhood rated A- and ranked 142 out of 621 within the San Diego–Chula Vista–Carlsbad metro, placing it in the top quartile among 621 metro neighborhoods. Restaurants, grocery access, parks, childcare, and pharmacies score in the 80s to low 90s nationally for amenity density, while cafes are relatively limited — a mix that supports daily convenience for residents without relying on destination retail.
Neighborhood occupancy is around the national midpoint, and the share of renter-occupied housing units is elevated versus many areas (78th percentile nationally). For investors, that implies a sizable local tenant base and steady leasing velocity for well-positioned units. Median school ratings average 3.0 out of 5 (61st percentile nationally), which is competitive for workforce-oriented multifamily.
Within a 3-mile radius, population grew modestly in the last five years while households also increased and average household size edged higher; forward-looking data points to a modest population decline alongside a notable increase in household count and a smaller average household size. For multifamily, that combination typically expands the renter pool and supports occupancy stability, even as the demographic mix shifts.
Ownership costs are high relative to incomes (home values in the low-90s percentiles nationally and a value-to-income ratio near the top of U.S. neighborhoods). This high-cost ownership market tends to sustain reliance on rentals, reinforcing demand depth and aiding retention for competitively managed assets. At the same time, neighborhood rent-to-income is elevated, signaling affordability pressure that calls for disciplined lease management and amenity-value alignment.
Vintage is a consideration: with a 1987 construction year versus a neighborhood average closer to 1990, the asset is slightly older than much of the nearby stock. Investors should plan for ongoing capital expenditures and consider targeted value-add or systems modernization to sharpen competitive positioning against newer comparables.
Safety metrics are mixed and should be contextualized at the neighborhood scale rather than the property. Overall crime ranks 555 out of 621 metro neighborhoods, which is below the metro median, and national safety placement is in lower percentiles. Violent and property offense measures sit in lower national percentiles as well, indicating elevated incident rates compared with many U.S. neighborhoods.
For investors, these patterns suggest prioritizing security-forward operations, lighting and access controls, and resident engagement to support retention. Monitoring year-over-year trends remains prudent, as localized shifts can influence leasing velocity and operating costs.
Proximity to regional employers in energy, defense/aerospace, food distribution, and technology supports commuter convenience and broadens the renter catchment for workforce housing. The list below highlights nearby anchors relevant to leasing and retention.
- L-3 Telemetry & RF Products — defense & aerospace offices (11.4 miles)
- Sempra Energy — energy utilities (11.8 miles)
- Sempra Energy — energy utilities (12.0 miles) — HQ
- Sysco — food distribution (14.0 miles)
- Qualcomm — wireless technology (17.1 miles) — HQ
- Celgene Corporation — biopharma offices (17.4 miles)
10836 Calle Verde offers scale at 90 units in an amenity-rich suburban pocket of La Mesa with renter-occupied share above many U.S. neighborhoods and neighborhood occupancy near the national midpoint. The 1987 vintage is slightly older than nearby stock, creating a clear path for value-add and systems upgrades to enhance competitiveness and support rent growth within the submarket. According to CRE market data from WDSuite, high ownership costs locally reinforce renter reliance on multifamily housing, which can underpin leasing stability for well-managed assets.
Within 3 miles, recent population gains and a projected increase in households — even as average household size trends lower — point to a broader tenant base over time. Balanced against this, elevated rent-to-income ratios and neighborhood safety rankings call for focused operations, targeted renovations, and resident experience investments to sustain retention and pricing power.
- Amenity-rich suburban location with restaurants, groceries, parks, and childcare ranking strong nationally
- Renter concentration above national norms supports depth of demand and steady leasing
- 1987 vintage provides tangible value-add and modernization opportunities versus newer comparables
- High-cost ownership market reinforces multifamily reliance and potential retention benefits
- Risks: elevated rent-to-income and below-metro safety rankings require disciplined lease and security strategies