| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 60th | Fair |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4341 Spring St, La Mesa, CA, 91941, US |
| Region / Metro | La Mesa |
| Year of Construction | 1980 |
| Units | 94 |
| Transaction Date | --- |
| Transaction Price | $5,280,400 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
4341 Spring St, La Mesa CA Multifamily Investment
Neighborhood occupancy remains stable and renter demand is reinforced by a high-cost ownership market, according to WDSuite’s CRE market data. This positioning supports durable leasing for a 1978 asset while leaving room for selective upgrades to compete with newer stock.
Rated B+ and ranked 184 out of 621 neighborhoods in the San Diego–Chula Vista–Carlsbad metro, the area is competitive among metro neighborhoods for multifamily fundamentals. Neighborhood occupancy is 92.9% and has inched higher over five years, indicating steady demand at the neighborhood level rather than property-specific performance (based on CRE market data from WDSuite).
Local dynamics favor renters: renter-occupied housing comprises a majority of units in the neighborhood (56.8% renter concentration), providing depth to the tenant base and supporting leasing stability. Within a 3-mile radius, households have grown in recent years with further increases projected, which expands the renter pool and supports occupancy over the medium term.
Amenities are supportive for day-to-day living: access to parks is strong (around the 90th percentile nationally) and grocery and restaurant density trends above national norms, while cafes and pharmacies are more limited nearby. Average school ratings are near the national median, which can aid retention for family renters without commanding premium school-driven pricing.
Pricing context is a key driver. Home values rank in the mid-90s percentiles nationally, signaling a high-cost ownership market that tends to sustain multifamily demand and lease retention. Neighborhood rents benchmark in the low-90s percentiles nationally; with rent-to-income around the mid-20s, operators should monitor affordability pressure but can still manage for renewals and controlled turnover.
Vintage also informs competitive positioning. The neighborhood’s average construction year is mid-1970s; this 1978 asset is slightly newer than the local average, which can help on curb appeal and unit layouts, though investors should expect ongoing system updates and targeted renovations to meet current renter expectations.
Safety indicators are mixed and should be evaluated as part of underwriting. The neighborhood’s overall crime rank is 254 out of 621 metro neighborhoods, which places it above the metro median but below the national median for safety. Nationally benchmarked data suggests property offenses have eased year over year, while estimates for violent offenses show an uptick; both are neighborhood-level trends, not property-specific.
For investors, this implies standard risk management: active lighting and access control, partnership with local community policing initiatives, and operations that emphasize resident engagement. Monitoring trend direction at the neighborhood scale is prudent for retention planning and marketing.
Proximity to established employers supports commuter demand and lease retention, led by aerospace/defense, energy utilities, food distribution, wireless technology, and biotech offices within a 15-mile commute.
- L-3 Telemetry & RF Products — defense & aerospace offices (8.2 miles)
- Sempra Energy — energy utility offices (8.9 miles) — HQ
- Sysco — foodservice distribution (12.5 miles)
- Qualcomm — wireless & semiconductors (14.2 miles) — HQ
- Celgene Corporation — biotechnology (14.4 miles)
4341 Spring St offers exposure to a San Diego metro neighborhood with steady renter demand, high home values, and above-median metro safety positioning. Neighborhood occupancy is stable and renter concentration is strong, while ownership costs sit near the top of national ranges—factors that typically sustain leasing and support renewal strategies. According to CRE market data from WDSuite, rent levels track high for the region, so operators should balance pricing power with retention-focused asset management.
Built in 1978, the asset is slightly newer than the neighborhood average for similar stock, creating a platform for targeted value-add: unit finishes, building systems, and common-area upgrades can enhance competitiveness versus older properties. Within a 3-mile radius, population and households have grown with further gains projected, which expands the tenant base and supports occupancy durability over the medium term.
- Stable neighborhood occupancy and deep renter base support leasing and renewals.
- High-cost ownership market bolsters long-run multifamily demand and pricing discipline.
- 1978 vintage allows targeted value-add to improve rent positioning versus older stock.
- 3-mile population and household growth expand the tenant pool, aiding occupancy stability.
- Risks: mixed safety trends and renter affordability management; requires proactive operations and resident retention tactics.