| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 57th | Fair |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4332 Parks Ave, La Mesa, CA, 91941, US |
| Region / Metro | La Mesa |
| Year of Construction | 1987 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | $1,800,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
4332 Parks Ave, La Mesa CA Multifamily Opportunity
Positioned in San Diego’s Urban Core, this 28-unit asset benefits from a majority renter-occupied neighborhood and sustained leasing demand, according to WDSuite’s CRE market data.
The property sits in a B-rated Urban Core neighborhood within the San Diego-Chula Vista-Carlsbad metro, offering everyday convenience and established multifamily fundamentals. Grocery access is a relative strength (top national tier by density), while parks, pharmacies, and cafes are limited locally—suggesting residents rely on surrounding districts for certain amenities. Average school ratings land slightly above national norms, supporting family-friendly appeal without being a primary driver.
Neighborhood occupancy trends are above national medians but trail the San Diego metro median, pointing to steady yet competitive leasing conditions for comparable assets. Median home values in the area are elevated versus most U.S. neighborhoods, which typically sustains renter reliance on multifamily housing and can aid pricing power and retention. At the same time, rent-to-income ratios indicate some affordability pressure; prudent lease management and renewal strategies remain important.
The building’s 1987 vintage is newer than the neighborhood’s average housing stock from the early 1970s, providing a competitive edge versus older properties while still leaving room for targeted system upgrades and interior refreshes to capture value-add upside. A majority of housing units in the neighborhood are renter-occupied, indicating a deep tenant base and demand stability for multifamily operators. Within a 3-mile radius, demographics show modest population growth in recent years and projections for further household expansion, expanding the potential renter pool and supporting occupancy stability—based on commercial real estate analysis from WDSuite.
Safety indicators for the neighborhood are mixed when compared regionally and nationally. Relative to the San Diego metro’s 621 neighborhoods, the area ranks in the less favorable half on crime, while nationally it sits below the median for safety. For investors, the key takeaway is operational: marketing, lighting, and property access controls can help support leasing and retention in an otherwise solid demand corridor.
Recent trends are nuanced. Estimated property crime has improved year over year, while violent crime metrics have shown a recent uptick. The directional split underscores the importance of ongoing monitoring and proactive onsite best practices rather than reliance on a single-year snapshot.
Proximity to key employers supports workforce housing demand and commute convenience for residents, notably in energy, defense/aerospace, distribution, and technology represented by Sempra Energy, L-3 Telemetry & RF Products, Sysco, Qualcomm, and Celgene.
- L-3 Telemetry & RF Products — defense & aerospace (7.5 miles)
- Sempra Energy — energy (8.1 miles) — HQ
- Sysco — food distribution (12.5 miles)
- Qualcomm — technology (13.6 miles) — HQ
- Celgene Corporation — biopharma (13.7 miles)
4332 Parks Ave offers a stabilized, infill La Mesa location with durable renter demand supported by a majority renter-occupied neighborhood and elevated ownership costs nearby. According to CRE market data from WDSuite, neighborhood occupancy trends sit above national medians, with rent levels and home values implying continued reliance on multifamily housing. The 1987 vintage is newer than much of the local housing stock, suggesting competitive positioning with scope for targeted value-add (interiors, common areas, and systems) to enhance rentability.
Within a 3-mile radius, demographics indicate modest population growth and a projected increase in households, expanding the tenant base and supporting leasing resiliency. Investors should balance these strengths against affordability pressure (rent-to-income dynamics) and mixed safety readings, emphasizing operational execution—unit turns, renewals, and resident experience—to sustain occupancy and retention.
- Infill, majority renter-occupied neighborhood supporting stable multifamily demand
- 1987 construction provides relative edge over older stock with value-add potential
- Elevated ownership costs reinforce renter reliance and pricing power potential
- Nearby employers across energy, tech, and distribution underpin renter pool
- Risk: affordability pressure and mixed safety metrics require disciplined operations