| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 63rd | Good |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4395 70th St, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 1973 |
| Units | 105 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4395 70th St, La Mesa Multifamily Investment
Neighborhood occupancy remains solid with steady renter demand, according to WDSuite’s CRE market data, supporting stable income fundamentals near San Diego’s employment base.
This Inner Suburb location in La Mesa balances access to daily needs with suburban housing stock and proximity to San Diego employment centers. Amenity access is above the metro median among 621 neighborhoods, with grocery options comparatively strong nationally, while cafes, parks, and pharmacies are thinner locally. Average school ratings trend below national norms, an underwriting consideration for family-oriented unit mixes.
Rents and vacancies at the neighborhood level indicate resilient renter demand: occupancy trends sit above many U.S. areas, and the local renter-occupied share is meaningful for a suburban setting, signaling depth in the tenant base rather than reliance on a narrow leasing pool.
Within a 3-mile radius, demographics show a larger, diversified renter pool with modest population growth and a recent increase in households, which supports absorption and lease-up consistency. Household incomes are comparatively strong for the metro, and elevated home values in San Diego County indicate a high-cost ownership market that tends to sustain multifamily demand and retention.
Vintage comparisons point to an average neighborhood construction year around the late 1970s; this 1973 asset is somewhat older, which may create value-add potential through renovations and systems upgrades to compete against newer stock while enhancing rent positioning.
Safety metrics indicate higher crime levels than national averages, with violent and property offenses comparatively elevated. However, recent data show a year-over-year decline in property offenses, suggesting some improvement in trend. As with most urban-adjacent areas in the San Diego-Chula Vista-Carlsbad metro, performance can vary block to block; investors typically account for this through security measures, lighting, access control, and tenant screening.
In underwriting, emphasize trend direction and property-level mitigations rather than single-year readings. Comparing submarket peers and monitoring momentum can help calibrate expectations for retention and operating expenses.
The area draws from diversified employers across defense, utilities, distribution, wireless, and biotech—supporting a broad renter base and commute convenience for residents.
- L-3 Telemetry & RF Products — defense & aerospace offices (6.8 miles)
- Sempra Energy — utilities (7.3 miles) — HQ
- Sysco — food distribution (12.3 miles)
- Qualcomm — wireless & semiconductors (12.9 miles) — HQ
- Celgene Corporation — biotechnology (13.0 miles)
With 105 units averaging roughly 950 square feet, this La Mesa property offers scale and livable floor plans that appeal to a broad renter pool. Neighborhood occupancy is healthy relative to many U.S. areas, and elevated ownership costs in San Diego County tend to reinforce reliance on multifamily housing—supporting demand depth and lease retention. According to CRE market data from WDSuite, the surrounding neighborhood shows steady renter activity, aligning with income levels that can sustain market-rate rents.
Built in 1973—slightly older than the area’s late-1970s average—the asset presents value-add potential through exterior, interior, and systems upgrades to sharpen competitive positioning against newer stock. Household growth within a 3-mile radius and rising incomes expand the tenant base, while thinner amenity categories (parks, pharmacies, cafes) and below-average school ratings warrant thoughtful marketing, services, and operations to maintain occupancy stability.
- Healthy neighborhood occupancy supports income stability and leasing continuity
- Larger average unit sizes provide livability and retention advantages
- 1973 vintage offers clear value-add and modernization opportunities
- High-cost ownership market sustains renter demand and pricing power
- Risks: safety metrics below national norms and limited parks/cafes; mitigate via security, amenities, and targeted tenant services